Loading...
HomeMy WebLinkAbout10/1/15I City of WheatR d c PLANNING COMMISSION AGENDA October 1, 2015 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on October 1, 2015 at 7:00 p.m, in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agendapackets and minutes are available online athttp://www.ci.wheatridge.co.usl95/Plarming- Commission 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — September 17, 2015 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WZ-15-05: An application filed by Lloyd Anastasi for approval of a zone change from Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) to Mixed Use -Commercial (MU -C) for property located at 4600 Kipling Street. B. Case No. WZ-15-07: An application filed by Read King Medical Development for approval of a zone change from Mixed Use -Neighborhood (MU -N) to Mixed Use Commercial (MU -C) for property located at 3790 Wadsworth Boulevard. S. OTHER ITEMS 9. ADJOURNMENT Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 2. 3. 4. 5. I City Of ]�9rWheatRoge PLANNING COMMISSION Minutes of Meeting September 17, 2015 CALL THE MEETING TO ORDER The meeting was called to order by Chair BUCKNAM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Alan Buckram Emery Dorsey Donna Kimsey Scott Ohm Dirk Boden Steve Timms Amanda Weaver Pam Olson Meredith Reckert, Senior Planner Steve Art, Economic Development & Urban Renewal Manager Lisa Ritchie, Planner II Tamara Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner Ohm and seconded by Commissioner Dorsey to approve the order of the agenda. Motion carried 7-0 APPROVAL OF MINUTES — August 6, 2015 It was moved by Commissioner Ohm and seconded by Commissioner Dorsey to approve the minutes of August 6, 2015, as written. Planning Commission Minutes September 17, 2015 1— Motion carried 5-0-2 with Commissioners Weaver and Timms abstaining. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) No one wished to speak at this time. PUBLIC HEARING A. Case No. WZ-15-06: Ms. Ritchie gave a short presentation regarding the zone change process and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met. The applicant is requesting approval of a zone change from Residential -One (R-1) to Mixed Use -Neighborhood (MU -N) for the property located at 10191 W. 38th Avenue. The applicant has no specific redevelopment proposal at this time. This request is in response to redevelopment in the area: The recently opened Starbucks, Sprouts and Morningstar Senior Living which is currently under construction. The current zoning, R-1, only allows single family residential. The proposed change, MUN, allows residential, commercial or mixed use (live/work). It is possible nothing will change on the lot with this request, but a zoning change allows possibilities for the future. The size of the property is less than'/2 acre which somewhat limits potential development on the property. A neighborhood meeting was held July 28'2015. Six people from neighborhood attended with no objections to the rezone. One neighbor submitted a written objection, but only if marijuana is allowed, which it is not. Commissioner TIMMS had a question regarding Exhibit 3 — Aerial Photo in packet. He is wondering how to access the property located to the North and if the rezone would affect the access to this site. Ms. Ritchie stated there is currently no access to that parcel, and it may not be developable because it is in a flood zone. Ms. Reckert stated that a majority of the site is in a floodway so no structures will be built. Commissioner OHM had a question regarding Exhibit 2 in the packet. He wanted to know if the R-1 zoning is on 38u' Avenue. Planning Commission Minutes -2— September 2— September 17, 2015 Ms. Ritchie stated this happens often in Wheat Ridge and the zone district goes to the center line in the road. Ms. Reckert agreed. Commissioner OHM was concerned the dentist office zoning line doesn't extend to the middle of the road. Ms. Reckert stated that this will be corrected. Chair BUCKNAM asked if it will go to the center line. Ms. Ritchie confirmed that when the rezoning map is redrawn, the zone district line will go to the street center line. Chair BUCKNAM wanted to know if city staff received any concerns from Parks and Rec or any other agencies related to the 50'height for other uses in a MU -N. Ms. Ritchie said there were no concerns. The applicant, Michael Buck, had nothing to add. Chair BUCKNAM opened the Public Hearing No one came forward to speak. Chair BUCKNAM closed the Public Hearing It was moved by Commissioner TIMMS and seconded by Commissioner OHM to recommend approval of Case No. WZ-15-06, a request for approval of a zone change from Residential -One (R-1) to Mixed Use -Neighborhood (MU -N) for property located at 10191 W. 38a' Avenue, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The zone change will provide additional opportunity for redevelopment in the area. 4. The criteria used to evaluate a zone change support the request. The motion was approved 7-0 8. OTHER ITEMS A. Resolution 02-2015. Mr. Steve Art, Economic Development and Urban Renewal Manager, gave a short presentation regarding Resolution 02-2015. Planning Commission Minutes -3— September 3— September 17, 2015 Mr. Art requested the Planning Commission to adopt Resolution 02-2015 for a property on the northwest corner of 38a' Avenue and Upham Street. The developer has requested the use of Tax Increment Financing (TIF) for the development which requires a substantial modification to the Wheat Ridge Town Center Project Urban Renewal Plan. The Planning Commission is asked to adopt the resolution stating the development conforms to the comprehensive plan for the City of Wheat Ridge. This area is on West 38a' Avenue and was bought by Wazee Partners. The parcel has 2 vacant residential buildings and lvacant auto shop. Wazee Partners approached the property next door (Vectra Bank) to inform them of the proposed project. Vectra inquired to Wazee the possibility of purchasing their parcel and constructing a new bank. The plan would be to build the new bank first then build new retail and housing components. The site is zoned Mixed Use -Commercial (MU -C). Commissioner OHM asked for clarification of the proposed site legal description as contained in Attachment A. Mr. Art stated this is the 4a' amendment for the entire project and that Attachment A is a legal description of the parcel they will control. Commissioner OHM inquired why there were discrepancies between land areas in the attached documents. Tyler Downs — Wazee Partners (Applicant) Mr. Downs with Wazee Partners states the zone lot description doesn't match because the parcel is measured to the middle of the street zone. Ms. Reckert clarified that the legal description contains the full width of the right-of- way for both West 38a' Avenue and Upham Street. Commission OHM wants to know if this is a Mixed Use -Commercial (MU -C) zoning and if height can go up to 50'. Mr. Downs stated the height limit is 6 stories or 75 feet. Commission TIMMS asked if there will be any age restrictions similar to 44a' and Wadsworth multi -family development. Mr. Downs stated there will be no age restrictions. Commissioner TIMMS asked what is time frame is in terms of phasing and whether they are asking for TIF for both the property tax and sales tax. Mr. Downs said that is correct. Planning Commission Minutes -4— September 4— September 17, 2015 Mr. Downs stated they need to accommodate a new bank building for Vectra to house the safety deposit boxes which cannot be temporarily stored. Once the new building is complete and the old one demolished then the rest of project will break ground in late 2016, early 2017 with 18 months of construction. The two multi -story buildings will be built simultaneously. Commissioner TIMMS wanted to know potential uses for the commercial building. Mr. DOWNS stated the preferred uses would be a local dining based entertainment node with a local coffee shop, local ice cream shop and a local sit down restaurant and bar. Commissioner TIMMS questioned the staff of discussion about potentially moving WR City Hall to this area as this is identified in the comprehensive plan. Mr. Art stated it was identified in the 38u' Avenue Corridor Plan. At some point there is still plenty of room that a civic component could be part of this project. Commissioner KIMSEY asked if there is any plan in mind for building materials yet, even though they are in the site development design phase. Mr. Downs stated that the corridor has a lot of great tan and red brick elements. Red brick will probably be used in the building elevations, with stucco. Discussion continued regarding placement of the structures, the potential for subsidized housing, parking and whether the new bank will have a drive-through. Commissioner BUCKNAM asked if there is any comment from the Jefferson County School District in relation to this resolution. Mr. Art stated that once the Resolution is adopted, then the county and school district will be notified and they will have 30 days to comment. Commissioner BUCKMAN wanted to know how this resolution applies to improving the coordination in transportation improvements. Mr. Art stated there will be a bus stop adjacent to the project and the on-site parking area will take congestion off the street. Commissioner BUCKNAM asked if bike parking be included in the project. Mr. Art indicated it would. Commissioner BUCKNAM asked how a healthy/active community will be created. Planning Commission Minutes - 5— September 17, 2015 Mr. Art stated there are preliminary plans for a swimming pool, a work out center, urban gardens, and solar options. Commissioner BUCKNAM opened Public hearing and no one came forward to speak. It was moved by Commissioner OHM and seconded by Commissioner Weaver to adopt Resolution 02-2015, finding the Fourth Amendment to the Wheat Ridge Town Center Project Urban Renewal Plan for the northwest corner of 38a' Avenue and Upham Street is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. The motion was approved 7-0. 91 Ms. Reckert introduced, Lisa Ritchie, as a new Planner and Tammy Odean as the new Administrative Assistant to Community Development. She also mentioned a new Planner Technician will be starting Wednesday, September 23 and that the planning division will now be back to full staffing. 9. ADJOURNMENT It was moved by Commissioner TIMMS and seconded by Commissioner WEAVER to adjourn the meeting at 7:49 p.m. Motion carried 7-0. Alan Bucknam, Chair Tamara Odean, Recording Secretary Planning Commission Minutes September 17, 2015 6— City of Wheat,Rj ge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: M. Reckert DATE OF MEETING: October 1, 2015 CASE NO. & NAME: WZ-15-05/Anastasi ACTION REQUESTED: Approval of a zone change from Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) to Mixed Use -Commercial (MU -C) LOCATION OF REQUEST: 4600 Kipling PROPERTY OWNER: 4600 Kipling LLC APPROXIMATE AREA: 12.54 acres PRESENT ZONING: Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) COMPREHENSIVE PLAN: Primary Commercial Corridor, Mixed Use Commercial ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This application is for approval of a zone change from Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) to Mixed Use — Commercial (MU -C) for property located at 4600 Kipling Street. The zone change is the first step of the process for approval for redevelopment of this site under MU -C zoning. If approved, and prior to any construction, a conceptual site plan and a site development plan review will be required to confirm compliance with the city zoning code and the Architectural and Site Design Manual. These reviews would be administrative with no additional public hearings required. A consolidation plat would be required as well. The purpose of the rezoning is to modify the list of uses and to simplify the review and approval for future development on the property. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY The property is located at the northeast corner of W. 44u' Avenue and Kipling and includes four vacant parcels with split zoning with four different zone districts covering the property: Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD). All four lots are under single ownership and the total size of the site is approximately 12.4 acres in size. The parcel at the hard corner of 44h and Kipling is excluded from the subject site; this property is under separate ownership and includes a fueling station and convenience store. (Exhibit 2, Aerial Photo) The properties that surround the subject site include a variety of land uses and zoning designations. To the east is Pennington Elementary which is zoned R-2, and to the northeast is Ketelsen Campers (an RV dealer) zoned PCD. Across W. 441' Avenue to the south are small commercial properties zoned C-1. Across Kipling to the east are the Kipling Village and Camelot Club Apartments zoned R-3 and PRD, an herbal supplement store zoned C-1, an office building zoned NC, and a church with split zoning. (Exhibit 3, Zoning Map) The property is flat with a four foot grade change from the west to east. There are a various mature trees on the property which appear to be elms and cottonwoods. (Exhibit 4, Site Photos) III. PROPOSED ZONING The applicant is requesting the property be rezoned to Mixed Use — Commercial (MU -C). This zone district is generally located along major commercial corridors and at community and employment activity centers and is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. Planning Commission WZ-15-05/Anastasi The purpose of the MU -C zone district is to create a flexible approach to land uses and to enhance the character of the City's commercial corridors by promoting development that accommodates a mix of land uses, is more urban in character, and is more pedestrian friendly. The property currently has four separate zonings on it — R-2, A-1, NC and PCD. The R-2 zoning allows single and two family dwellings. The A-1 zoning also has a limited use list and includes single family residential and agricultural uses such as general farming, horse stables and landscape nurseries. The NC zone district is the City's most restricted commercial zone district allowing low impact uses such as small offices and personal services. The Planned Development zoning on the north end generally allows C-1 uses. The most intensive zoning on the property is the PCD with the least intensive zoning being R-2. The following table compares the existing R-2 and PCD zoning and proposed zoning for the property. Development R-2 zoning PCD zoning MU -C zoning Standard Uses Single family Commercial uses Residential and and two family (office, service and commercial uses residential retail) including (office, service and restaurants, fueling retail, restaurant ) stations, RV and auto Drive thru uses, gas sales and service stations and car repair as conditional uses Architectural None None specified but Mixed Use Standards would have to follow development standards ASDM specified in zone district — similar to ASDM Max. Building Height 35' 50' Mixed Use — 6 stories Single use — 4 stories Max. Lot Coverage 40% 40% 80% Min. Landscaping N/A 10% Mixed use — 10% Single use - 15% Min. Front Setback 25' 50' 0'-20' build -to If the rezoning is approved, the applicant would then submit for administrative plan reviews. The concept plan review requires neighborhood notification regarding the submittal. The design for the property would be held to the standards set forth in the zoning code and the Architectural and Site Design Manual. Planning Commission WZ-15-05/Anastasi IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.D.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. As outlined in the table above, the PCD and MU- C have similar development standards and permitted uses and while there are differences in allowed uses, the general intensity of use is similar. The property with proximity to Kipling Street would be undesirable for low density residential development. Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. Prior to issuance of a building permit, an administrative concept plan review and site development plan applications will be required and referred to all impacted utility and service agencies Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. Envision Wheat Ridge, the City's 2009 comprehensive plan, identifies Kipling as a primary commercial corridor and is high on the City's list of redevelopment priorities. While a recreation focus is further south centering around the rec center and greenbelt, this portion of the corridor is appropriate for higher intensity uses with taller buildings and high quality design. The interior of the site is designated as Mixed Use Commercial. Planning Commission WZ-15-05/Anastasi Excerpt from Envision Wheat Ridge Structure Plan ■Mixed-use Commercial A%" J Site Goals met with the proposal include the redevelopment and reinvestment of underutilized commercial areas with denser, high quality development. Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current zoning designations as they appear on the City are zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. Commercial development along the Kipling Street corridor continues to intensify with new redevelopment of and reinvestment in tired, outdated structures and sites. Examples of this newer construction include the GreenHerb building located 4585 Kipling completed in 2013, the new Vitamin Cottage at 9500 W. 49u' Avenue and the Kipling Ridge development at the southwest corner of Kipling and 38th Avenue, both of which were completed in 2015. Kipling is a state highway, is classified as a Principal Arterial and carries over 41,000 vehicle trips per day. As such, the use of the property as low density residential is not desirable. Planning Commission WZ-15-05/Anastasi The city is in the process of installing a 10' wide multi -use trail from 32°d Avenue north to 44th Avenue. Redevelopment of this site will result in extension of this trail to the northern perimeter of the property supporting the goal of increased pedestrian and bicycle connections. A zone change will consolidate the zoning on the property and prepare it for redevelopment. The redevelopment of this parcel could act as a catalyst for additional redevelopment and property investment in the area. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The Comprehensive Plan recognizes the need for upgraded commercial space and alternative housing options. The rezoning to Mixed Use will aid in the progress to develop the property which will then provide services and goods to residents of Wheat Ridge and commuters along the I- 70 corridor. The rezone also aids in the assemblage of the land under one zone district which will promote the marketability of the property to developers. . Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate zone change support this request. V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. A meeting for neighborhood input was held on October 28, 2014. Roughly 20 persons were in attendance. Discussion topics are addressed in the neighborhood meeting notes. (Exhibit 5 Neighborhood Meeting Notes) VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Arvada Fire Protection District: Can serve the property with improvements installed at the developer's expense to be assessed at the time of site plan review. Valley Water District: Can serve the property. Planning Commission WZ-15-05/Anastasi Wheat Ridge Economic Development: The Economic Development division and Urban Renewal fully supports the re -zone application. The zone change does not conflict with the Kipling Corridors Urban Renewal Plan and therefore meets all the goals and objectives of the plan. Wheat Ridge Public Works: A drainage plan and traffic report will be required to be reviewed as part of the concept and site plan processes. Xcel Energy: No objections. Comments received relate only to the zone change request. A separate referral process would be required in the future if the zone change is approved and a site plan is submitted. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the community. Staff further concludes that the proposal is consistent with the goals and objectives of the Comprehensive Plan. The zone change will consolidate zoning on the property and prepare it for redevelopment. Redevelopment of the property may serve as a catalyst for other property redevelopment or improvements in the area Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-15-05. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-15-05, a request for approval of a zone change from Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) to Mixed Use — Commercial (MU -C,) for property located at 4600 Kipling Street. for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The zone change will consolidate zoning on the property, prepare it for redevelopment and may serve as a catalyst for other property redevelopment or improvements in the area. 4. The criteria used to evaluate a zone change support the request." Planning Commission WZ-15-05/Anastasi Option B: "I move to recommend DENIAL of Case No. WZ-15-05, a request for approval of a zone change from Residential -Two (R-2), Agricultural -One (A-1), Neighborhood Commercial (NC) and Planned Commercial Development (PCD) to Mixed Use — Commercial (MU -C), for property located at 4600 Kipling Street. for the following reasons: Planning Commission WZ-15-05/Anastasi Exhibit 1— Applicant letter Michael G. Photo Associates, LLC July 7,2015 Ms. Motorola, Rookat Senior Plawec City of::o Ridge 7500 Wes 29"'Avenve WMe Ridge Cobmlo W33 Its: N Q Wen W Aoms: l Kipling Gear Ms. Reckm: The Purpose of Ibis letter is is debil our rtmom, mluen eM provide a arecrip0on ofths proposal. ImIMea berein lsn resPnvzblbe su imos lia¢a nn Nes t1gRq$�g@from onvc to llc tlueeilaoslialaf in 9c 26- 2Pnvme 0.es..fnooftheMushroomCcae, My repuw to ro rtmne Ne pmPmy m Mhopt Um -f mspin. This should uvlldaw tum xµuuu pert omimpr n (R-2, A-1. WC BIM PCU) wNcb art commit in Placem Ne eumoe Pseels otNe 130.xre propep. Webwpeviowlymd WNyau wdmcmh ofN Whe dges mahavebMaNeighMrlrod Naming, Per ebb26_112 sabots shoscoom or Providel w Ne Muoicipl CMe, sai provide the 611nwingresgm. £I. 7M1e tlmµx I=on/somwes rh beoflAeafeYunEemla=al waif o/iM cmmwfo and will ro/room In o sign onru am," effect on)M surrouMing arta; We hliew Ne Wlimm mull afAi$ re g poll be a pmilive elect on be simmering uw As mor, dw pmpmly, is almost uokvelopable given Ne nature of the mtrelnM v I award to ifiuliam'. Reavoing Ncpmpvryb MUCwillryovideauoilmnmoraescall NemMium-m-higherimwitY load urz oppawitioaloNM oby Ocw aieV utaiel ocwon. E3 AEegvae inJ nvnme ilirier are awilodte ro.rerve his rope proper allowed by lM charpre ofvm, or rhe goWico.r will sperms, wdproviso rvch wheremay & nor exist or me maser empm,iry; The popeoryis wellswMwiN mistingwmersntl senimryxxerwvice. Wemlicipte EmomequIri ,c will Air xNNeehnduvea on thegapeny. gMWd o6ai¢utiliry oWgatls eiwyionazn9uirM, SUlmmdiolgmaial loMa on Ne endmuNpmmay Ip: aeesallmed boom script crip We Avenue cipia atom jo, ob CWT SMtazcess too rood hom W Wcetas pins thisKipling, We M1opeb M Ale to defive the pnnary inlenW mMWignmem ev pan ofWamuniog 7777 swxlxoe. vum nnrNo CuIomm laths ph. hay.luanl Inasuuug Coranasa on W&15-05/Anastasi F3 At(emtone feMfN(owNg tnMlflaueruG, o. ties nota =one Is in mnfwmaxe, or wal bnn%/Mpoperry twocoo imam WlbM Ery ftl'hem AldA mngveMNlw Plain 5odq objectives pJieiei mNmker COs, ngwoved mNkiesmdav kr xx men e tries existing:orc na xjrcmbn evneNty eemrdedan one fcel ,m,Ngmro, fN, into of Boost gNg, am c Achage ofeMvl(o in eM rose Ms occurred. ae is oeevmrg to suet adegree(M(/ I/ in his pith, Interest b enconsi redecelopment oflbe rose or to""notr, Me changing eharacrer ofthe d IMyro allwng is recessroy in order lopmrideforarommeniy redtb/xws lot oNicipvttd as rise time a fire adopion fthe Cot ofWbevt Refire weMVlredu Without douh Nis rewrwgmN bWe lmgue¢eofE3A. Thenrofium-u.-A:�ee mrmiry IeMu�e, Cit Wu rewrtioseweW allow is inapoemty insto n. Nassgals eMobjecdnsiveines PontMiry far lents Imhd&her i Wong to sity mwluay amdots The City's Comprehnsive Pa Milan amiss, Niue,-bFippnin@nsiryrnidemiel, oiTx entl reuiluw M Jl paniansofWe pnopetty The Ciry'sst 'ng Alas is not in mm, bit it Mircmn WeaWmmeoaorcd ciseekeMud mrring jesterncurrently in place. One might sign, Ntl a ensign of corrosion isc¢unitg inllmuw This,fang ie enifeeletl Nthnf t nasi shoran FYfM1edevelvpmeht wtitr. swmunaing landsmeeitherdevelopes n(art [eineam'dopW. ihamefo¢, voun—it' mpg,. m, s,,usi siset �lop,,: prosiness . lying cmoiamml Ara ly ofresideniM a rd mmmereiel4velnPen. nitrites Wetm in Writers of Nis Property include wnvderuiw of a"Acrwn rcsuuratn asset an animal alsicOcspits. lleseisesshouldke ideNnmme "mficipmed Weerevotawareofimoe&by shoe, won motor awi,i,, mooting prvvma,lp w o¢azn. Tile s hruttal CICKWIVA, doers C11M.0 form lists vx items to be Mistresses. TMneedj :amcMnde. Thermed fro amieanena fnclWnuse wnsNeretion off existing rmu5 into awntemporery mixW uce ssme NY illaws Imsignfimr[flewoiliry in Ne mMepWs, ane WU now Woxa a rose vWcoy Ofrmiderstd, ofice asM rtmil nen Wish sh is wmisrmt want Ne develapmem goals of Ne City. • PreaeN aMfurrvee$ec(or(he mulOgionedisM[(t hwloymeN omlpJparcINchmrc(v oflM area. The psryW sod !sure eReet of Planning Commission 10 WZIS-p5/Maztasi the coming wrc districts is to prohibit secured development ofmr, pmperry. Bare wowd M nor unified or cohesive cievempment of the foreplay end Ne physivel consumer of Ne men win remuw m is. Anne to o, 1111, r ad;emne a. ane;mpaer ltx.,.vaened_a,re n shoseraccours. Preliminary discussions with personnel an Ne ciry'e engmcering micartmem and sees the haRc plastics stabler COLT conium me IikelihoW of fidl-nwvemmt intersection on Wed 11n Avenue at the Jellison Street nligm ust and another fidl-movrnrnt intersection on Kiplingat a comemribledi^...• wort of the Won 44% Avmoeintcrsection. AcrcubiWividuN developmentpmelsmWd Nbymintemelspiserwd.ideallYdnignWw&i =gecmahmugh neR' now Je W hneltt wenW mWwnys. • Am11aE;tlrynjvr;Ixies. �N sntereW sanimrysewuservim fie available from mea pmviders N n capwiy, capable of supporting medium to high-development intmsitie, on flit propefry. Exterior; lion IowW in the Paimecer arnmeat rights of way mill be exrmini two the properly as IuirW • Present andJarun effect on vaefiefacllu;es aMservlces. neem Arc, policeworse taMmnon..m mmee, pro s Imola, ere. At be, present timesirh Ne properly undeveloped there isviNWly no eRxt on public service provides. Oevcbpment of me 12.4-vire Pmpnry will genmte a lower level of regweN public service which wed have minimal impact on the serious cemce provider • A discussion ofrhe relanowhip Issomen rhepwpowl andaMpend IarMand/ior po(lHnv of the ally, OevebPmem obese pmpenY for mNium-whigher intensity moderated, oRme or must lend ones s consissual with Ne pmwnr duel. and eNectiveM s efNe City. T proposed MGC zone nm only provides for dm deshnble lard use rypea bW Ow reforms various site end lend pe design wmpoomme dlppNW by Ne City. Plnx In on, some if ea,I to do more nr pMMde WGdrumd information at Nis rimc. V iY. beet G. Pbnm MGPhp c: Lloyd Aracusi Manning Commission W&15-05/Maztasi Exhibit 2 —Aerial Map Planning Commission 12 WZ15-05/Anash si Exhibit 3 —Zoning Map Planning Commission 13 WZ15-05/A aAasi Exhibit 4 — Site Photos Looking northwest at fueling station on the corner of 44a` and Kipling Looking north from West 44a` Avenue Planning Commission 14 WZ-15-05/Anastasi Looking north from West 44t` Avenue Looking west on 44t` towards Kipling Planning Commission 15 WZ-15-05/Anastasi Planning Commission WZ-15-05/Anastasi Looking east from Kipling Street Looking east from Kipling Street 16 Looking north toward Kipling from 44a` Avenue Planning Commission 17 WZ-15-05/Anastasi Exhibit 6 — Neighborhood Meeting Notes J W�ewow�tEMG� co,aa, airorwn..�a�epw m.mnwi eailemn spow.2o Aw evowmag.CD 8033MI r. mrvs.un a.amnss NEIGHBORHOOD MEETING NOTES MeetNg Data: One6m28, 2014 Animating Staff. Meredith RUYeM1 Senior Plamier Steve M, Emnomic Development Metmg+ Location of Mewing: What Ridge Municipal Building Simard four mufmm«:mm 75CO W. 29"Avrnue Wheet Bitlge, CO Propeop Address: PmperrygenrnllY addressMm ON Kipling.Northeast Wracrofli?, 40 Avenue and Kipling Ours including 4590, ON, and 4650 KiplingaM owner IarJ (PM 39 222- 09-018) Properly Ownerys): Lloyd Amounts, NationsPxoerOl Moment' No sapless ear: Mika Poom Email: win PMne: 303-783-3772 7n7 Depen Sumn Littleson, CO 83128 Esising Zonlism Planned Commercial Development WCD),A,cullurel- Ou(A-1), NeighWrhuM Commercial NU. and Residential -T , DR -2). gaining Comp. Mae: Mimi Use Commercid, Primary Commaeiel Candor, Neighrmhoud Commercial Cement Existing She Condlllons: The property is Insured an Ne northeast roma of W.4Pn Avenue and Kipling and includes four summit parcelsxth split swung with four di eat zone disNcD Water Oe property: Planned Commercial Development (PCD), Agdaltmal-One (A-1), NeiahMshoud Commercial (NC), and Residential -Two Mt 2). All fou Ions are wader single ownership and the foal eudededne is approximsite, put acrce in size. The parcel auhe hap mmaof e; a foe Kipling is excludes from the wblecr site, this property is urdasepamteownasllip and include; a NelinB season and mnveumn arore. Flamung commlad on 18 WZ 15-05/Anastasi TM1e Peanuts that snnomd He vnbiect site mclWe a ensure of Ind uses and arming Alemannic To the east is Pennington Elementary which is zoned R-2, and to Ne northeast is loselsen Campers tun RV deaden zome'1 PCO. Acmw W. sit Accurate the south are small wmmemlal lmperge zoned C-1. Aures Klplingm the sent arethe Ruffner Village and Camelot Club Annua s nand Rd cold PRD, an heNel supplement store zsnN C-% an ogee building zoned NC, and a chu¢h with split zoning. APWcant/Owner PretlMoary Proposal: Theapplieantupmpaingmracememeintimpmpwyto Mixed Un Commacial(MU-C) Thee Isro specific develation boos inflamed ',Has time. Thepuryemafthewnechwgeistocmnolidatethe zoning and prepare for %tum decelungedt. The follwbig is a summary of the neigbborhood meeting: • In addition as staff. 19 members of me public aMnded the neighborhood medius • Staff explained the site conditions, zoning in Ne undisorhsd, and the mourn fortberezonittg regular. • The members of the public were informed of the reason for a zm¢change. • The mambas of the public were informed oftheir psom iry TO make comments during the banks and at Ne public Intends. • Neighbor compared the proposed dwign to a precious'muhi-hmily development and were more receptive the sergeant's single Armily replaced. Concerns were re1sM to drainage. prcarvarion of ,sitting noes, Mainland "His on W. 44's and Kipling and So imM arcing. The fouowNg Issues were discussed re Miog the zone change requert and propend development: How will escape to Kipling be determined? Niahmicoasmahoder ands vndficimPaRsmay vill be reasoned to be submitted to TM1e Gry and COOTto determine access into IM tile. Iris Nie/y plovers, there wi// ss o an ass A oenueimfiomocatedaw asjx-0(besi ve thedmn t else -Point aJrXe Properly. Amro /win 44° N'enve w(ll rq (scaled carona from Jellison Slreemn the taal5 Whorypeaofumartbangp Wp fwtbeproperty., TM1eproposedzone.hums, would Ee to are.. We Commercial whicAollaws bwX residenllal andrommercial (and wan TM1e Property isbilateral ovl fslale vM is mIrlate roledin deve(vprm il. Neem/d(iMmobmin molidvledzommazon theprolneryond asuldhere solaria msomesneeim who imi ddion develop It Will Renewal Wheat Ridge get involvN in the developmenC Not unless the deceloper is colo or folOwne m,l "Inver eo-looearlyi meproe'e.nmbmw. Does; staff think that be Pmpeny is appropriate for residetid developmente Nm unlns oke someenlivl wits rare ofshe lot m oPimary mmmercial me an a seroM/evader on rhe earzemside afiFe soulFern portion c/iM1e loin A women with a Mme on I depend',¢ Stan expteesN cement that new construction on the parcel will block her view arms mountains. How tall can buildingsbe in the Mixed -Use Commercial zone disWe?Buildings that how a mix ofines(relai/andrenidenz/a/ erg), ore a//oared v e,ar%usour houcrvredsocal ea zAar M1ave ontyane ose con Fzsix Hones in M1e/gM1z Irishman, ProPertv will Issued soon moment stories because opera in I enough iandarea. The ',Its, the buOdng the more spimmmvlvge and moreparkng is re9uired Planning Comntisaon 19 W&15-05/Anastaa Are there other agents than wingto mixed use? Ona the mningappmval is p,me there is no opportunity for neighWbotd open? Thu'Awieem rouldaTabs lis a"" shange to Planned Commercial Development burn it a more rigornw Mason due to place (or dew opmem required as part of fhe ry66'e hearings. Are manjuane busitessa allowd in mixed on aming? Mantuan businesses we art allowed In Me wood we zoning deaden. has the twant owner held the pop;.ni It win noted that new devetopmenton the pmperie mny bave a positive impM on some undesirable uses Nnher to the north. Sniff received no wA¢n comment prior to the neighborhood meeting. PhM,gCommis... WL15 05fAw.hsi Planning Commission 21 WZ-15-05/Anastasi ♦,�� City of Wheatlk* ge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lauren Mikulak DATE OF MEETING: October 1, 2014 CASE NO. & NAME: WZ-15-07 / Read King ACTION REQUESTED: Approval of a zone change from Mixed Use -Neighborhood (MU -N) to Mixed Use -Commercial (MU -C) LOCATION OF REQUEST APPLICANT(S): PROPERTY OWNER(S): APPROXIMATE AREA: 3790 Wadsworth Boulevard Read King Medical Development K&B Management LLC 41,624 Square Feet (0.96 Acres) PRESENT ZONING: Mixed Use -Neighborhood (MU -N) PRESENT LAND USE: Gas station with convenience store and carwash COMPREHENSIVE PLAN: Primary Commercial Corridor ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION LOCATION MAP Care No. WZ15-07/Readhrng 1 All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WZ-15-07 is an application by Read King Medical Development requesting approval of a zone change from Mixed Use -Neighborhood (MU -N) to Mixed Use -Commercial (MU -C) for property located at 3790 Wadsworth Boulevard (gxhihit. The proposed rezoning area includes one parcel, the total area of which is approximately 0.96 acres. The purpose of the zone change is to better align the zoning with the location of the property and to expand possible uses for the site including redevelopment for a freestanding emergency room. II. EXISTING CONDITIONS Surrounding Zoning and Land Use The property is located at the southeast corner of W. 38th Avenue and Wadsworth. Surrounding properties include a variety of land uses and zoning designations With the exception of the subject site, all three corners of the intersection at Wadsworth and W. 38Avenue are zoned Mixed Use -Commercial (MU -C). To the north, across W. 38th Avenue, is the Safeway shopping center. To the northwest is the Wilmore Center which includes a variety of retail and service uses. To the west is the vacant Ford dealership slated to be redeveloped with a mix of uses including retail and restaurant tenants at the hard corner. To the east of the subject site is the Wheat Ridge United Methodist Church which is zoned MU -N. Smaller properties to the south along Wadsworth include a single-family home zoned Restricted Commercial, and two offices for a pharmaceutical organization and an architect. Subject Property The subject property has access on two street frontages, including a curb cut on Wadsworth near the south property line and a curb cut on W. 38th Avenue at the far eastern edge of the property. The site was platted in 1990 as the Texaco Minor Subdivision The site currently includes a Shell fueling station with a convenience store and car wash all of which was developed in 1989. The convenience store is located in the middle of the site with fueling canopies to the north and south of store. The carwash is located on the eastern side of the site. The current development is considered legally nonconforming as it does not meet current standards for site design, building design, landscaping, signage, etcetera III. PROPOSED ZONING The applicant is requesting to rezone the property to Mixed Use -Commercial (MU -C), a zone district that is intended for primary commercial corridors. The zone district allows for a wide range of land uses including commercial, residential, and civic uses. If the rezoning is approved, the applicant will be seeking to redevelop the site for a freestanding emergency room facility (Exhibit 4, Letter of CaseNo. WZ-15-07/ReadKing Any redevelopment of the site under a mixed use zone district would be reviewed as part of a separate land use application. Site Plan Review is an administrative process that confirms compliance of new development with the mixed use design standards. The subject site is unique because it is the only corner of the intersection at Wadsworth and W. 38th Avenue that is not zoned MU -C. The reason for the MU -N zoning on the subject site is not reflective of its suitability for MU -C, but rather is reflective of the legislative process through which the two adjacent corridors were rezoned. The mixed use zone districts were established in the municipal code through a code amendment in 2010. Subsequent to the creation of the zone districts, Planning Commission and City Council reviewed city -initiated zone changes for the Wadsworth and 38th Avenue corridors. It was determined at that time that the logical boundaries for these legislative rezonings would be similar to the boundaries of the respective urban renewal areas �rRA and ZOaM. The MU -C zone district was created for primary commercial corridors such as Wadsworth and Kipling, and the rezoning of the Wadsworth Corridor to MU -C was approved in July 2011. As shown in Exhibit 5, the southeast corner of the intersection is part of the 38th Avenue Urban Renewal Area, and as such it was not considered at the time for inclusion in the MU -C zone change The MU -N zone district is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district allows a variety of land uses including residential, civic, and a limited range of neighborhood -serving commercial and retail uses. In October 2012, the 38th Avenue corridor including the subject site was rezoned to MU -N. Given that the subject property is adjacent to Wadsworth Boulevard, the MU -C zoning designation is appropriate at this location. Although new development is not being reviewed as part of the zone change, the applicant does intend to redevelop the site in the future. The following table compares the proposed and existing standards that would apply. From a design standpoint the MU -N and MU -C zone districts are virtually the same. The most significant difference between the MU -N and MU -C zone districts on this site are the permitted uses. The MU -C zoning will accommodate the proposed use of a freestanding emergency room which operates 24 hours a day. Staff has determined that it is more appropriate to classify the proposed use as a hospital versus a medical office building. A hospital is a conditional use in MU -C and is not permitted in MU -N. MUsesAllows new residential, commercial, or mixed uses — allows hospital uses with a conditional use permit Allows new residential, commercial, or mixed uses — allows medical office but does not allow hospital Architectural Standards Determined by mixed use code same Building Height (max) 35 feet if building has residential use 50 feet for all other buildings same CaseNo. WZ-15-07/ReadKing Build -to Area 0-20 feet (applies to north and west 0-12 feet (applies to north and west (along front lot line) frontages) frontages) Setbacks South: 5 feet same East: 0 feet Lot Coverage (max) 90% for mixed use same 85% for single use Landscape / Open Space 10% for mixed use same (min) 15% for single use IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in section 26-122.E. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area As outlined in the section above, the existing and proposed zone districts have very similar development standards. The MU -C zone district will expand land use options, but it is appropriate to allow a wider range of uses given the site's adjacency to Wadsworth Boulevard. Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. Adequate infrastructure currently serves the existing gas station. Prior to future redevelopment, a Site Plan Review application will be required. That application will include a referral to all service providers. In the event that current capacity is not adequate, the property owner/developer will be responsible for utility upgrades. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. CaseNo. WZ-15-07/ReadKing The proposed zoning is consistent with the policies and goals of the City's 2009 comprehensive planEnvisionWheat Ridge—and with the Wadsworth and 38th Avenue corridor plans. The comprehensive plan designates Wadsworth as a primary commercial corridor and calls for high quality mixed use development in this area. The 38th Avenue corridor plan recognizes that the intersection at Wadsworth is more auto - oriented in nature where more intensive and regionally -oriented land uses may be appropriate. The image to the right shows the location of the subject site (in bright blue) relative to the Structure Plan in Envision Wheat Ridge. The site is located along a Primary Commercial Corridor designation and adjacent to the Town Center and Main Street designations. The proposed MU -C zoning is appropriate for this location in the City. Staff concludes that this criterion has been met b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current Mixed Use -Neighborhood zoning designation as it appears on the City's zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. There is no evidence of any significant changes in the area. The zone change request from MU -N to MU -C is appropriate given the location of the site, but is not directly related to changes in the neighborhood's character. Staff concludes that this criterion is not applicable. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. Staff concludes that this criterion is not applicable. CaseNo. WZ-15-07/ReadKing V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant was required to hold a neighborhood input meeting in accordance with the requirements of Section 26-109 of the city code. A meeting for neighborhood input was held on August 12, 2015. Two property owners from the neighborhood attended the meeting and each expressed support for the rezoning and reinvestment being proposed VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Wheat Ridge Public Works: No concerns; drainage plans will be reviewed with Site Plan. Wheat Ridge Economic Development: No concerns; supportive of reuse. Wheat Ridge Fire District: No concerns; specific site requirements will be reviewed with Site Plan. Wheat Ridge Sanitation District: No concerns; applicant will be responsible for any necessary infrastructure upgrades. Wheat Ridge Water District: No concerns; applicant will be responsible for any necessary infrastructure upgrades. Xcel Energy: No concerns, contingent upon maintaining all rights to existing infrastructure. CDOT: No concerns; any change in access will be reviewed with Site Plan. No comments were received from Comcast or Century Link. Referral recipients are advised that no comment received indicates having no objections or concerns regarding the proposal. A separate referral process will be required in the future if redevelopment occurs. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area Staff further concludes that utility infrastructure adequately serves the property, and the applicant will be responsible for upgrades, as needed, if development is proposed in the future. Finally, staff concludes that the zone change is consistent with the Comprehensive Plan in which the site is part of a primary commercial corridor. Because the zone change evaluation criteria support the zone change request, staff recommends approval of the request. CaseNo. WZ-15-07/ReadKing VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-15-07, a request for approval of a zone change from Mixed Use -Neighborhood to Mixed Use -Commercial, for property located at 3790 Wadsworth Boulevard, for the following reasons: 1. The proposed zone change will not adversely impact the public health, safety, or welfare. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The proposed zone change is compatible with the surrounding area. 4. The zone change criteria support the request." Option B: "I move to recommend DENIAL of Case No. WZ-15-07, a request for approval of a zone change from Mixed Use -Neighborhood to Mixed Use -Commercial, for property located at 3790 Wadsworth Boulevard, for the following reasons: 1. 2. CaseNo. WZ-15-07/ReadKing EXHIBIT 2: ZONING MAP 'the subject property is outlived in blue in the image below 36THAVE ` 36 CasrM Wts�, dKng EXHIBIT 3: SITE PHOTOS Ca e No. WZ15-07/ReadSing 10 Read King August 19, 2015 Lauren E Mikulak, AICP, Senior Planner City of Wheat Ridge 7500 West 29th Ave Wheat Ridge, CO 80033 EXHIBIT 4: LETTER OF REQUEST Re: RKMS Wheat Ridge, LLC. Southeast Corner of Wadsworth Blvd and 38th Ave. Dear Lauren, Please allow this letter to serve as our zoning change request and brief description of the property. Below is our response to the Private Rezone Criteria for review and the Zone Change Application Checklist. Read King Medical Development is proposing to develop, an approximate 8,400 square foot single story Free Standing Emergency Department on the 0.96 acre parcel of land at the SE corner of Wadsworth Blvd & 38th Ave. The site will also contain parking for the building, landscaping around the building, and a landscaped buffer zone between neighboring properties as per our previous Pre Application meeting on July 9th 2015. The property is currently zoned Mix Use - Neighborhood, MU -N. The proposed medical facility is a 24hr a day facility and its hours of operation are not allowed in this zone. We are requesting a rezone to Mixed Use - Commercial, MU -C, to allow for this facilities hours of operation. The application for rezone has 6 points of why a rezone would be justified for this property. The need for a zone change. Our property sits at a vital intersection of two major roadway improvement plans, The Wadsworth Boulevard Corridor Redevelopment Plan and the 38th Avenue Corridor Redevelopment Plan. Rezoning this property would allow the intersection to have one uniform zoning code. Redevelopment would also allow for the property to meet the new corridors pedestrian access and urban form standards that these two new plans try to accomplish. - Present and future effect on the existing zone districts, development and physical character of the area. As previously stated the zone districts in this area are not continuous. A rezone would allow for cohesive planning along these two corridors. Redevelopment also allows the project to physically meet the standards of the new zone such as build to lines, landscape requirements, pedestrian access, and street frontage requirements. Access to the area, traffic patterns and impact of the requested zone on these factors. Both Wadsworth and 38Th have adequate capacity for the traffic generated by our facility and our proposed facility will maintain existing curb cuts along both roadways in order to maintain existing traffic patterns. The MU -C zone also includes parking maximums that are designed to reduce demand on local roadway capacity. - Availability ofutilities. Currently the site has adequate utilities in water, sewer, power, storm water, and gas. Any modifications to these utilities will be modified on site and the public infrastructure should not be required to be modified. Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. The rezone of the property to MU- C will not have any negative effects on the surrounding community or public services. The redevelopment of the property would remove the current gas station and its potential environmental issues and would provide a medical facility that provides a public health service to the community. - A discussion of the relationship between the proposal and adopted land and or policies of the city. Changing to a MU- C zone is consistent and in line with the goals of the two major thoroughfare plans that intersect at this property. The MU -N serves more of residential function for planning purposes and the MU -C is more in line with the commercial feel to the two major streets. Best, Matthew Camp AIA Read King Medical Development CaseNo. WZ-15-07/ReadKing 12 EXHIBIT 4: URA & ZONING In the image below, the Wadsworth and Times Square Urban Renewal Areas (URAs) are outlined in black and generally coincide with the Nlixed Use -Commercial W-C)zoning. The 38r Avenue Urban Renewal Area is outlined in white. The subject site is circled in red at the southeast comer of Wadsworth and 38r Avenue. Because it is not part of the Wadsworth or Times Square URAs it was not considered for N -C zoning in 2011. It was therefore rezoned to N -N as part of the 2012 rezoning of the 381h Avenue condor. MseN¢ UT IS07IRead Kwg EXHIBIT 6: NEIGHBORHOOD MEETING NOTES NEIGHBORHOOD MEETING NOTES Meeting Date: August 12, 2015 Attending Staff: Lauren Mikulak, Senior Planner Location of Meeting: City Hall — 7500 W. 29"' Avenue Property Address: 3790 Wadsworth Boulevard Property Owner: K&B Management LLC Property Owner Present? No Applicant: Read King Commercial Real Estate Blake Propst Matthew Camp Applicant Present? Yes Existing Zoning: Mixed Use -Neighborhood (MU -N) Existing Comp. Plan: Mixed Use Town Center, Primary Commercial Corridor, Neighborhood Commercial Corridor Existing Site Conditions: The property is located at the southeast corner of W. 38th Avenue and Wadsworth and currently consists of a Shell fueling station, convenience store and car wash. Based on Jefferson County records, the parcel is approximately 0.96 acres in size. The current zoning is Mixed Use - Neighborhood (MU -N). The properties that surround the subject site are primarily commercial, with a variety of land uses and zoning designations. To the north, across W. 38th Avenue, the property is zoned MU -C and consists of the Wheat Ridge Marketplace, anchored by a Safeway grocery store. To the east is the Wheat Ridge United Methodist Church with MU -N zoning. To the west, across Wadsworth Blvd, the property is zoned Mixed Use -Commercial (MU -C) and consists of the proposed Corners at Wheat Ridge development. To the north and west of the subject property, across W. 38th Avenue and Wadsworth Blvd, is a commercial development zoned MU -C and platted as The Wilmore Center. Immediately south of the subject property is a small property with RC zoning that contains a small single family residence. Extending beyond these properties, the zoning consists of varied commercial zones along Wadsworth Blvd, MU -N zoning along W. 38th Avenue, and various residential zones within the neighborhoods. CaseNo. WZ-15-07/ReadKing 14 The property has access on both street frontages, including a curb cut on Wadsworth Blvd near the southern property line of approximately 34 feet in width. An additional curb cut is located on W. 38th Avenue along the eastern property line of approximately 32 feet in width. The property is platted as the Texaco Minor Subdivision, consisting of the one subject property. Applicant/Owner Preliminary Proposal: The applicant is proposing to rezone the property to Mixed Use -Commercial (MU -C). The purpose of the zone change is to allow a free standing emergency room to locate on the site following demolition of the existing structures. The applicants' propose a business model that follows a trend of small, decentralized medical facilities. Typically, the applicant's client, Neighbors Emergency Center & ER, partners with an area hospital, which can provide the patient a full range of diagnostic and treatment services if patient needs cannot be met within the freestanding emergency room facility. Ambulance service will transport the patient to a larger facility, if necessary. Typically, an ambulance will not transport patients to the free standing emergency room, rather they arrive in private vehicles as with urgent care facilities. Patients can remain at the proposed emergency center for no more than 23 hours. The following is a summary of the neighborhood meeting: • In addition to the applicant and staff, two members of the public were in attendance Paul Battista and Roger Loecher both of whom own property along Wadsworth. • Support for the project was expressed. Questions were primarily related to the future development of the site. • Staff discussed the site, its zoning and future land use. • The applicant discussed the reasons for the zone change request, and they described the operations of the medical facility. • The applicant and members of the public were informed of the process for a zone change. • The members of the public were informed of their opportunity to make comments during the process and at the public hearing, if required. The following issues were discussed regarding the SUP request and proposed development: Do you have a site plan? No, the applicants are working to prepare a site plan, but site design is not a required submittal for rezoning to a mixed use district. If the rezoning is approved, the site plan and building elevations will be reviewed in a separate process after the zone change. Is any ROW dedication required? The Wadsworth PEL study has identified ROW needs along the entire corridor. There is already an unusually wide right-of-way width adjacent the subject property because the wide right -turn lane. It is likely that right-of-way will still be required and this would be assessed more specifically during the site plan review. Will the building be located close to the street? CaseNo. WZ-15-071ReadKing 15 Yes, the mixed use zone districts have a build -to requirement instead of setbacks. The building will be at the hard corner. • How many of these facilities has Read King opened? Their facilities have primarily been located in Texas, but they are expanding into other markets including in Colorado. There are 9 open in Texas, 10 proposed to open this year, and 17 proposed to open next year. • Does Read King specialize in medical facilities? They offer a wide range of services, but one of their clients is Neighborhood Medical Partners so they have specialized in these types offacilities. Both Read King representatives are architects by training. • What is the applicant's timeline? They are hoping to move as efficiently as possible and expect to start the site plan review as soon as possible after the zone change move forward. • Is the gas station property under individual or corporate ownership? The property is currently owned by an individual. • Have the applicants purchased the property? They are under contract to purchase the property. Aside from the two neighbors at the meeting, staff received no comment from others in the area regarding the proposal. CaseNo. WZ-15-071ReadKing 16