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Home My WebLink About11/05/15I City of WheatR d c PLANNING COMMISSION AGENDA November 5, 2015 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on November 5, 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 — October 1, 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 Klare Looney and Jeremiah Buck for approval of a zone change from Restricted Commercial (RC) to Mixed Use -Neighborhood (MU -N) for property located at 4340 Harlan Street. B. Case No. WZ-15-04: An application filed by Slawonu Golabek for approval of a zone change from Planned Commercial Development (PCD) to Mixed Use -Neighborhood (MU -N) for property located at 10590 W. 44th Avenue. 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. I City Of ]�9rWheatRoge PLANNING COMMISSION Minutes of Meeting October 1, 2015 CALL THE MEETING TO ORDER The meeting was called to order by Vice Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Dirk Boden Emery Dorsey Donna Kimsey Scott Ohm Pam Olson Commission Members Absent: Alan Buckram Steve Timms Amanda Weaver Staff Members Present: Meredith Reckert, Senior Planner Lauren Mikulak, Senior Planner Tammy Odean, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by Commissioner HIMSEY and seconded by Commissioner DORSEY to approve the order of the agenda. Motion carried 5-0. 5. APPROVAL OF MINUTES — September 17, 2015 It was moved by Commissioner HIMSEY and seconded by Commissioner DORSEY to approve the minutes of September 17, 2015, as written. Motion carried 4-0-1 with Commissioner OLSON abstaining. Planning Commission Minutes - 1 — September 17, 2015 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-15-05: Ms. Reckert 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 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 the 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. 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. Ms. Reckert stated that 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 areas by promoting development that accommodates a mix of land uses, is more urban in character and is more pedestrian friendly. Ms. Reckert compared the development standards in the least intensive zoning (R-2) and most intensive zoning (PCD) on the property currently with the MU -C zoning that is proposed. She had made one change with regards to the maximum building height in the MU -C zoning, as pointed out by Vice Chair Ohm. A single use can go up to 4 stories except in urban renewals where there are no height and density limitations. A neighborhood meeting was held on October 28, 2014 with 20-25 people showing up. One woman who lived on Independence was concerned with the possibility of her view being blocked and increased traffic, but they attendees were generally supportive of the rezoning. For the public hearing noticing, three phone calls were received just questioning what the application was about and no letters were received. There were also no concerns from city departments or agencies. Ms. Reckert stated that the change of zone is in conformance with the City of Wheat Ridge Comprehensive Plan and that Kipling is a primary commercial corridor which already allows for higher traffic volumes and is high on the City's list of redevelopment priorities. The property, if zoned MU -C, would be appropriate for higher density, taller buildings and high quality design. Planning Commission Minutes -2— September 2— September 17, 2015 Also, the City is in the process of installing a new 10 -foot wide multi -use trail extending from 32nd Avenue to 44th Avenue and when this property develops the developer will be expected to extend the trail north from 44th Avenue to the northern part of the property which will increased pedestrian and bicycle connections Commissioner Boden asked to elaborate on the notes in the neighborhood meeting with concern to the height restrictions. Also, he asked if there were any concerns from the neighborhood school about rezoning. Ms. Reckert stated that with regard to the height of the buildings; the higher the building, the more parking will be needed and it is unlikely that structured parking will be built. There also has to be 15% landscape coverage on the property. In response to the second question, there was no concern from the school. Vice Chair OHM opened the Public Hearing. Mike Pharo 7777 S. Depew Street, Littleton The applicant, Mike Pharo, came forward to speak. He stated he is representing the property owner, Lloyd Anastasi, and because of the various zonings on the property it is virtually impossible to develop the land and they want to clean it up. Also, with a single zoning district there is a uniform method of accessing the property and CDOT will allow full movement. Also, it is the objectives of the ownership group to sell this parcel to local developers for development. Commissioner KIMSEY asked if the basis for the zone change is to market the property. Mr. Pharo replied positively. Vice Chair OHM closed the Public Hearing. It was moved by Commissioner KIMSEY and seconded by Commissioner DORSEY to recommend APPROVAL of Case No. WZ-15-05, a request for approval of 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 provide additional opportunity for redevelopment in the area. 4. The criteria used to evaluate a zone change support the request. Planning Commission Minutes -3— September 3— September 17, 2015 The motion was approved 5-0. B. Case No. WZ-15-07: Ms. Mikulak 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. Ms. Mikulak stated the property is at the southeast corner of W. 38th Avenue and Wadsworth Boulevard and is just less than one acre in size. The property was developed in 1989 as a fueling station and has remained unchanged over the last 25 years and is currently a Shell Gas Station. With the exception of the subject site, three of the four corners on this intersection are zoned Mixed Use -Commercial. The applicant is requesting a zone change from Mixed Use -Neighborhood (MU -N) to Mixed Use -Commercial (MU -C) for the property located at 3790 Wadsworth Boulevard. 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. In 2011 the Wadsworth corridor rezoned to MU -C. The subject site is part of the 38th Urban Renewal Area which in 2012, was rezoned to MU -N. Staff is supportive of this zone change because MU -C is a more appropriate zoning for this location given the adjacency to Wadsworth Boulevard. The applicant wants to redevelop the site to be a freestanding emergency room. It is a newer land use and is not specified in the City's use charts. Staff has determined the use is similar to both a hospital and medical office use. A medical office is allowed in MU -N zoning, but a medical office and hospital are both allowed in MU -C zoning therefore a zone change is necessary. A neighborhood meeting was held on August 12, 2015 with two neighbors in attendance and both supportive of the rezoning and reinvestment. One letter was received today, October 1, 2015 from Lutheran Medical Center. It does not address the zone change, but does address their objections for the proposed land use. One comment was also received inquiring about the inclusion of a helicopter landing pad, but this is not permitted. There were also no concerns from city departments or agencies. Commissioner DORSEY wanted to confirm the reason for the zone change from MU - N to MU -C is to have a hospital on the site. Ms. Mikulak stated that MU -N is limits uses to a medical office as opposed to MU -C which will allow a medical office and hospital use which accommodates the proposed 24 hour use. Planning Commission Minutes -4— September 4— September 17, 2015 Commissioner KIMSEY wanted to know if this proposed land use will be appropriate next to the church and adjacent neighbors. Ms. Mikulak stated that the code takes into account the transition areas where you need landscape buffering and parking. Buildings need to be build closer to the street so they tend not be adjacent to neighbors. With a Conditional Use Permit, there would also be an additional layer of review to confirm that the function of the business is appropriate to the neighbors. Vice Chair OHM asked for clarity regarding the building heights allowed in the MU -C zone district relative to the city charter. Ms. Mikulak stated there are two code sections that regulate height. There are two geographic areas in the City that were exempted from the city charter height maximum of 50 and 35 feet. In those areas the mixed use zoning has created different height standards, four and six stories; however there is a clause in the code that states wherever this standard conflicts with the city charter, then the city charter trumps the mixed use zoning. In this instance the property sits outside the geographic limits of that exemption, so the city charter trumps the zoning and the maximum height on the subject property is 35 and 50 feet. Vice Chair OHM asked if there is anything special that will go on the plat that would say there is a restriction. Ms. Mikulak stated it is covered in the zoning code, no plat note is needed. Vice Chair OHM opened the Public Hearing Blake Propst 5850 San Felipe, Ste. 490 The applicant, Blake Propst, with Read King Commercial Medical Development, came forward and stated they are seeking a zone change because it works well with the Wadsworth Corridor as opposed to the 38a' Avenue Corridor and neighbors to the south were in favor of rezone. It also works well with the Wadsworth Corridor as opposed to 38a' Avenue Corridor. Jennifer Wrona 8300 W. 38a' Street Jennifer Wrona, VP Business Development at Lutheran Medical Center, stated they had previously met with the applicant, Read King, and found out about the possibility of developing the land at 38a' and Wadsworth as a freestanding emergency department (ED). Read King was looking for support and partnership from Lutheran. Because the facility would be five blocks away from a fully acute care hospital, she stated concerns related to patient care and payment for care. The detriment to the patient would be a delay in patient care because they may not receive the care they need from a fully acute care hospital. Second, she indicated that a community care ED typically doesn't Planning Commission Minutes - 5— September 17, 2015 provide care to the entire community such as Medicare patients and she wanted to ensure that people are not denied care based on their ability to pay. Jeff Beckman 2074 Foothills Dr. South, Golden Dr. Jeff Beckman, physician at Lutheran Medical Center, stated his biggest concern is the overall health and safety of the community. He felt that a freestanding emergency department down the street from a full service hospital is not in the best interest of the community. He was not concerned about the professionalism of the physicians that will practice there. He was concerned; however, that the community can't get the same level of care for a heart attack or a stroke, and those patients will usually need to be transferred to a hospital. He indicated that time is critical in these instances. His other concern related to signs directing patients to the hospital; he feared the community may end up at the freestanding ED instead of at Lutheran. Dave Mitchell 9958 Dodge Dr., Northglenn Dave Mitchell, EMS Director for Arvada Fire Protection District, stated he was here tonight to support Lutheran Medical Center concerns. He expressed concerns related to the state of Colorado's review of new medical facilities. He observed that the lack of a state -level certificate of need program may be resulting in an increase of new emergency room providers. He did not feel that bringing in freestanding emergency departments is conducive to a long term sustainable healthcare model. Beverly White 3375 Flower Beverly White, Director of Lutheran Emergency Department and Wheat Ridge resident, echoed the comments of her colleagues. She stated an additional concern related to the size of the subject site and its ability to accommodate adequate parking and ambulance access. She also expressed concern for how the freestanding emergency department will explain their fees. Blake Propst Mr. Propst was offered the chance to respond to the public testimony. He stated that Read King's intent right now is to rezone this property, but wants to also address Lutheran's letter of objection. He expressed that a community should be allowed to have choices, and a freestanding emergency department will offer full x-ray, CT and Ultrasound, lab and pharmacy. He indicated that the physicians and nurses are board certified and can see patients with minor and major complaints. He discussed the response times and indicated those times for patients being treated at a freestanding are comparable if not quicker than a full, traditional hospital. He addressed the concern regarding patients' abilities to pay and indicated that there is no payment required before evaluation and that patients are seen without regard to ability to pay. Mr. Propst also explained transfer agreements that are put in place with the hospital if a patient needs to be transferred. He indicated that heart attack and stroke patients Planning Commission Minutes -6— September 6— September 17, 2015 receive the same amount of care at freestanding emergency departments as they do at full service hospitals. The patient will always see a specialist after tests are run at either a freestanding emergency department or a hospital. Mr. Propst suggested that citizens of Wheat Ridge should be allowed to decide the appropriate provider of their healthcare. Jackie Weinhold 6142 Dunraven Road Ms. Weinhold stated a patient needs to be seen at an acute care facility for a heart attack and strokes and does not deserve to be transferred from one facility to another. She thinks this is going to confuse the community about which facility to go to. Vice Chair OHM closed the Public Hearing Ms. Mikulak addressed the Commission to clarify how the testimony does and does not relate to the zone change request. The application is not a planned development, so the Commission is not looking at the merit of the land use, but at the merit of the zone district in general. Zoning does not regulate the market. She recommended that the Commissioners focus on the merits of the zoning relative to its surroundings. She clarified that the policy question is not one of whether or not freestanding emergency departments should be allowed in Wheat Ridge; it is a question on if an MU -C zone change is appropriate in this location of the City. Commissioner BODEN asked how the concerns from Lutheran relate to the zone change criteria regarding adverse effects on the community. Ms. Mikulak stated that zone change criteria are subjective, but staff feels the zone district itself does not adversely affect the area. City staff are not medical professionals are not making a statement on the emergency room. It was moved by Commissioner KIMSEY to recommend DENIAL of Case No. WZ-15-07 a request for approval of zone change from Mixed Use -Neighborhood (MU -N) to Mixed Use -Commercial (MU -C) for the property located at 3790 Wadsworth Boulevard, for the following reasons: 1. The proposed zone change is unnecessary because sufficient MU -C zoning exists in the immediately adjacent areas located next to this site. 2. The proposed zone change may negatively impact the public health, safety, or welfare of the community. 3. The proposed zone change is not compatible with the surrounding area; that being the church and the adjacent properties that will probably be subjected to zoning change requests in the future. 4. No certificate of need is needed for new hospitals in Colorado, which is an oversight. 5. There is no need for this use and no need for additional MU -C zoning. Planning Commission Minutes -7— September 7— September 17, 2015 Commissioner DORSEY seconded the amendment. Motion carried 4-1 with Commissioner OLSON voting no. 8. OTHER ITEMS The neat Planning Commission Meeting is October 15, 2015 Ms. Reckert introduced Community Development's new employee, Zack Wallace and stated we now have a full staff of planners. 9. ADJOURNMENT It was moved by Commissioner KIMSEY and seconded by Commissioner DORSEY to adjourn the meeting at 8:16p.m. Motion passed 5-0. Scott Ohm, Vice Chair Tamara Odean, Recording Secretary Planning Commission Minutes -8— September 8— September 17, 2015 City of Wheat,Rj ge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lisa Ritchie DATE OF MEETING: November 5, 2015 CASE NO. & NAME: WZ-15-08/Lightway at Sloans ACTION REQUESTED: Approval of a zone change from Restricted Commercial (RC) to Mixed Use -Neighborhood (MU -N) LOCATION OF REQUEST: 4340 Harlan Street PROPERTY OWNER: Lightway at Sloans / Klare Looney and Jeremiah Buck APPROXIMATE AREA: 0.26 acres (11,292 square feet) PRESENT ZONING: Restricted Commercial (RC) COMPREHENSIVE PLAN: Neighborhood Commercial Corridor ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION VICINITY MAP 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 Restricted Commercial to Mixed Use - Neighborhood for property located at 4340 Harlan Street. The zone change is the first step of the process for approval for reuse of this site under MU -N zoning. If approved, it is anticipated that the owner will make minor site modifications with respect to parking, and minor interior renovations. Review for compliance will occur as part of a building permit application. This review would be administrative with no additional public hearings required. The purpose of the rezoning is to locate a daycare facility with a residential unit toward the rear of the property and office space on the second and third floor. A daycare is not a permitted use in the Restricted Commercial (RC) zone district. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY The subject property is located at 4340 Harlan Street. The property is comprised of a.259 acre parcel on the east side of Harlan Street with roughly 75 feet of frontage. Currently the property has one structure that has a building footprint of 5,760 square feet. The property was most recently used as a specialty antique store with an ancillary residence. Access to the property currently consists of two curb cuts with a horseshoe drive along Harlan Street. (Exhibit 2, Aerial Photo) The site is zoned Restricted Commercial (RC), and surrounding properties include a variety of zoning designations and land uses. The 4300 block of Harlan is primarily low intensity, neighborhood commercial operations with some residences. To the north of the subject property is a 4,320 square foot commercial structure zoned RC used as general offices. To the south is 2,148 square foot commercial structure zoned RC with a tattoo shop, a dog grooming business and a residence in the rear. To the west is a 1,655 square foot commercial building zoned RC and a 2,417 square foot commercial building zoned Mixed -Use Neighborhood (MU -N). To the east is a residential neighborhood that is part of the Stevenson Subdivision zoned R-3 developed with low density residential uses. (Exhibit 3, Zoning Map) The property was originally built as a residence before being converted to an antique store in the 1970's. When the property was converted to commercial use, the owner also constructed an addition that added roughly 4,300 square feet to the building footprint. The rear and top floor of the existing building have been used residentially. (Exhibit 4, Improvement Location Certificate; Exhibit 5, Site Photos) III. PROPOSED ZONING The applicants are requesting the property be rezoned to Mixed Use -Neighborhood, a zone district intended to provide medium density mixed use development. In addition to residential and office uses, it allows for a range of neighborhood serving commercial and retail uses, including day care centers. Planning Commission WZ-15-08/Lightway The property is currently zoned Restricted Commercial (RC). The zone district was established to accommodate various types of office uses performing administrative, professional and personal services, and to provide for a limited range of retail uses which are neighborhood oriented. The applicant intends to open a daycare facility, provide office space on the second and third floor, and continue the residential use toward the rear of the property. The following table compares the existing and proposed zoning for the property, with standards for new development or major additions: Development RC zoning MU -N zoning Standard Allows limited office Allows new residential, Uses oriented commercial and commercial or mixed uses — existing residential uses. includes multi -family and live/work facilities. Traditional Overlay ASDM Mixed -Use standards apply, standards apply, including including high quality Architectural high quality architecture architecture required; standards Standards required; standards related related articulation, variation, to articulation, variation, materials, transparency. materials, transparency. 35' if the building has 35' if the building has Max. Building Height residential use, 50' for all residential use, 50' for all other other uses. uses. 90% for mixed use, Max. Lot coverage 80% 85% for single use. 10% for mixed use, Min. Landscaping 20% 15% for single use. Build -to / Setbacks Front 0 - 12' build -to area 0 — 12' build -to area Rear setback 5' per story 5' Side setbacks 10', plus 5' per story 0' (0' if nonflammable) IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.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. Planning Commission WZ-15-08/Lightway The change of zone will not result in adverse effects on the surrounding area. While rezoning would allow uses beyond what is permitted in the RC zone district, any new development or major addition will require site plan review through which traffic impacts, drainage and buffering will be analyzed. The MU -N zoning is expected to add value to the subject property and also to the surrounding community. The mixed use development standards will support compatibility between future redevelopment and existing land uses. 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. Prior to any major redevelopment, a site plan review application will be required. This application will include a referral to all impacted utility agencies. In the event that the current utility capacity is not adequate, the property owner/developer will be responsible for utility upgrades. A building permit will be required for any minor interior modifications and any parking reconfiguration will be reviewed administratively for conformance. 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. Neighborhood Commercial Corridor T T Planning Commission WZ-15-08/Lightway The plan shows Neighborhood Commercial Corridors along: • 44' Avenue (between Youngfield and Kipling Streets) • 44' Avenue (between Kipling Street and the greenbelt) • 40 Avenue (east of Wadsworth Excerpt from Envision Wheat Ridge Structure Plan Boulevard) Harlan Street (from I- Property location 70 to just south of 44' Avenue) Envision Wheat Ridge, the City's 2009 comprehensive plan, identifies this area as Neighborhood Commercial Corridor, which is a designation intended to identify areas of future focus and emphasis. Future character and uses include a broad mix of activities, including small-scale, pedestrian friendly mixed-use retail, commercial businesses, and residential, with a focus on promoting a compatible mix of uses to supply the daily services and needs of adjacent residential areas. Goals met with the proposal include the reinvestment in a property which will include a mix of neighborhood supporting uses, including daycare, residential use and office use. 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 R-1 zoning designation as it appears on the City 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. Staff finds no evidence of significant changes in the area. The zone change request from RC to MU -N neither responds to nor results in notable change of 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. 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. Planning Commission WZ-15-08/Lightway A meeting for neighborhood input was held on June 16, 2015. There were no attendees from the neighborhood at the meeting. (Exhibit 6, 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: Wheat Ridge Economic Development: No comments at this time. Wheat Ridge Fire Protection District: No comments. Wheat Ridge Water District: No comments. Wheat Ridge Public Works: No comments at this time. Wheat Ridge Sanitation District: No comments. 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 for redevelopment 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. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-15-08. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-15-08, a request for approval of a zone change from Restricted Commercial (RC) to Mixed Use -Neighborhood (MU -N) for property located at 4340 Harlan 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 provide additional opportunity for reinvestment in the area. 4. The criteria used to evaluate a zone change support the request." Planning Commission WZ-15-08/Lightway Option B: "I move to recommend DENIAL of Case No. WZ-15-08, a request for approval of a zone change from Restricted Commercial (RC) to Mixed Use -Neighborhood (MU -N) for property located at 4340 Harlan Street, for the following reasons: 1. 2. ... Planning Commission WZ-15-08/Lightway Exhibit 1 —Applicant letter nayCIGtiTyV4�Y- ' W2 andm W214 nigi Hh"i Mining e,m,e i,.ozmangy m mm.: damminhydab..„ma�.a�omMgrayer iida rhag0agd„m, bank hag Vida oM W awao me.mama, amw wmnarm.,e. gamy" .m. haii i minaw a.w w.�.. da.m�annsem . In ming m.wagmm'e„®del.Ma.. a.mM magma, m.maOging" iin regeganrm nMI wm.,.me eaa�m nmr e. m. -na '„,.a'.s'.M nim„a,.in,g.dI.aId na): v%WTIkki eeee.�aa az.lu aW °m„°ae maa:m Older 11 abmnom man curaawm bawn.ieOeoR IaesMn IL pi z MINaSga'unema NgM1 ddNy en. a d a dvuawmmodBuvvmswma m "I p. n�wW wOi m o e masaWg Th, n,n,B�n% aovve xmeegemn 111h Muaren qym 5 king ya"dlla w dPo-bry em 040,11fty wen s g,...a uvea a zon 1, mange d di Uayd. ne4yi nta im,M1 Ind aw 9oq eMeerw/prowE Mnn Mai ya day, T, WTanVMpelrmg aiu LLanhaa adIII eomna m am'", rwm Me mIAmm evw mM MMN Egeewbrerc-Ye pw0 yeartenewad bmgwwbrpmvlmponania�eR'�irn p Wee�IRlPde. Mdank a, W1 a ,in array; our r amity mmge Main, ae re mi mune io eemnmg a Omw memWr d mow, avnh!Lw^_izvm Plm Commisaov WL1508f gh,dey Exhibit 2 — Aerial Photo Planning Commission WZ-15-08/Lightway Exhibit 3 — Zoning Map Planning Commission 10 WZ-15-08/Lightway Exhibit 4 — Improvement Location Certificate Planning Commission 11 WZ-15-08/Ligh[way WIE OS/30/I0154 a.a0 JaeA�5i01— �� AlAeeT/ LAND SUR V EYING PWtE.•s�er Nµe rimer/°� PRVAo4 CwnPb]B]GJi r''w)QZaT� LD LEGAESCRIPTION EMEM Iisnnory GETIFIfATE F-. (�w"' 7 A®0 u NA N. OHeCeIPRItlI �amvgmugPm�mw / Immo L see:I.-W I I ' -, : Ar A F P !t I A II \ 059vw Do Xre hem M mY. IwommtlmW�eM M g. MCEY 'c. Y rnel MI JmGm_o, b4?tim ceiriROaR wu PrNar� mr xx�ONm / Tha%nwa IXa sonar met w ImPmw t S rvw Plot- art tMt R is oo to ne - Wm Iw W osoenl Mpt W rmca. M aln9. mna' Nwre imp Dot one Im Ms rlre tlOf.N Parch' tlele� ¢pr N?Ry are amlrar wnhln tla eountlan me wrcal. 4mwn, ma rrrere ssss��nrrlmrs upan ma enxrior¢. as<nxm vrem�sas tiv ImPm.smems on aeianlog Pr.mibi.. w m Ioemmm. arm U,er n Is nv aahaar..ry or slgn or anv aasemem vesting or nuMe01 znv vaa o�mitl rsrcN. es rwr�. uo,�E. ro.maa.n.ry em��, wwv,,. brad. �.m�w Avwma� r�nml md.w� Planning Commission 11 WZ-15-08/Ligh[way Looking northeast the subject property t_ vi i % I Looking south along Harlan Street. Photo taken from across the street and just north of the subject property. F AM 1 _T. Planning Commission 14 WZ-15-08/1-ightway Exhibit 6 — Neighborhood Meeting Notes NEIGHBORHOOD MEETING NOTES Meeting Date: Attending Staff: Location of Meeting: Property Address: Property Owner(s): Property Owner(s) Present? Applicant: Existing Zoning: Existing Comp. Plan: June 16, 2015 Meredith Reckert, Senior Planner City of Wheat Ridge Municipal Building 7500 W. 29a' Avenue Wheat Ridge, CO 80033 4340 Harlan Street Klaire Looney & Jeremiah Buck klooney@lightwayatsloans.com Jbuck@treadglobal.com 808-557-5022 Yes Same Restricted Commercial (RC) Neighborhood, Primary Commercial Corridor Existing Site Conditions: The subject property is located at 4340 Harlan Street. The property is comprised of a.259 acre parcel on the east side of Harlan Street. Currently the property has one structure that has a building footprint of 5,760 square feet. The property was most recently used as a specialty antique store with an ancillary residence. The site is zoned Residential Commercial (RC), and surrounding properties include a variety of zoning designations and land uses. The 4300 block of Harlan is primarily low intensity, neighborhood commercial operations with some residences. To the north of the subject property is a 4,320 square foot commercial structure zoned RC used as general offices. To the south is 2,148 square foot commercial structure zoned RC with a tattoo shop, a dog grooming business and a residence in the rear. To the west is a 1,655 square foot commercial building zoned RC and a 2,417 square foot commercial structure zoned Mixed -Use Neighborhood (MU -N). To the east Planning Commission 15 WZ-15-08/Lightway is a residential neighborhood that is part of the Stevenson Subdivision zoned R-3 developed with low density residential uses. Based on Jefferson County Assessor's records, the subject property is comprised of one parcel totaling .259 acres. The property fronts along Harlan Street and has 75 feet of frontage. There is one curb cut on the south side of the property which is roughly 15 feet in width. It appears that the property utilizes a curb cut on the property to the north. . The property was originally built as a residence before being converted to an antique store in the 1970's. When the property was converted to commercial, the owner also constructed an addition that added roughly 4,300 square feet to the building footprint. The rear and top floor of the existing building have been used residentially. Applicant Preliminary Proposal: The applicant is proposing to convert the subject property into a daycare facility with a residential unit on the first floor and an office space for the second and third floor. The daycare facility, Lightway, would have four active staff members for fifteen children comprised of 5 babies and 10 toddlers. The residential unit is an existing condition and is located in the eastern half of the building. The office use for the second floor and third floor would be a product sourcing and development service. The applicant will not be making any alterations to the exterior of the structure. The applicant has expressed an interest to accommodate more parking and landscaping. Because the RC zoning does not allow day care facilities, a zone change to Mixed -Use Neighborhood (MU -N) is begin proposed. A day care facility is a permitted land use in MU -N. There were no attendees from the neighborhood. Planning Commission 16 WZ-15-08/Lightway N, � City of WheatJge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Meredith Reckert DATE OF MEETING: November 5, 2015 CASE NO. & NAME: WZ-15-04/Golabek ACTION REQUESTED: Approval of a zone change from Planned Residential Development (PRD) to Mixed Use - Neighborhood LOCATION OF REQUEST: 10590 W. 44a' Avenue PROPERTY OWNER: MGL Properties APPROXIMATE AREA: .45 acres PRESENT ZONING: Planned Commercial Development (PCD) COMPREHENSIVE PLAN: Neighborhood Commercial Corridor, Neighborhood ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION Planning Commission WZ-15-04/Golabek 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 Planned Commercial Development (PCD) to Mixed Use -Neighborhood (MU -N) for property located at 10590 W. 44th Avenue. The zone change is the first step in the process for approval of a future mixed use development on the site. If approved, and prior to any construction, a site plan review will be required to confirm that proposed development meets the design standards of the mixed use zone district. The proposed zone change includes a single parcel, the total of which is approximately .45 acres. (Exhibit 1, Aerial photo) II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The property, which is vacant, is located at the southeast corner of West 44u' Avenue and Moore Street in the northwestern quadrant of the City. The site is zoned Planned Commercial Development (PCD) and is in an area which has a mix of residential and commercial uses. The property was rezoned from Agricultural -One (A-1) to PCD in 2001. The intent of the zone change was to develop the property into a garden center; however, other commercial uses including office, service and retail are allowed in the planned development as well. (Exhibit 2, PCD plan) The development plan is comprised of three sheets. Sheet 1 shows a tentative lot design including a 2000 square foot garden center with outside display area. Sheet 2 establishes allowed uses and development standards. A landscape plan and building elevations are depicted on Sheet 3. Surrounding Zoning and Land Use Properties to the west are zoned Residential -Three (R-3) and Agricultural -One (A-1). The property to the south is a multi -family residence zoned R-3. The property to the east is the New Gate Apartments complex zoned Planned Residential Development (PRD). The two lots to the north are zoned Residential -Two (R-2) and A-1 and have a church and residence on them. (Exhibit 3, zoning map) Based on Jefferson County records, the subject property consists of one lot under the Parcel ID: 39- 211-11-028 with atotal area of 22,013 square feet. The property is part of the JayLarry Subdivision. And has roughly 150' of frontage along W. 44th Avenue and roughly 160' along Moore Street. (Exhibit 4, site photos) Planning Commission WZ-15-04/Golabek III. PROPOSED ZONING The applicant is requesting the property be rezoned to Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. While the current PCD documents were intended to accommodate a garden center, permitted uses include office, retail and service. New residential uses are not allowed. The MU -N zone district also allows office, service and retail but residential uses as well. The flexibility of uses allowed in the MU -N is attractive for property owners as it could allow new multi- family and live/work opportunities. The following table compares the proposed and existing standards that apply to the subject property. Planning Commission WZ-15-04/Golabek Uses Allows new residential, commercial, Allows office, service and retail. No or mixed uses — includes multi- residential development is allowed. family and live/work facilities. Allows outside display. Architectural High quality architecture required; Per page 3 of the PCD docs, Standards standards related to articulation, architectural materials include lap variation, materials, transparency siding, metal panels, brick accents with transparency on north and west. There are no standards related to articulation or materials variation. Building Height 35 feet if building has residential use 35 feet for all uses (max) 50 feet for all other uses Build -to / Setbacks Front 0 — 12 foot build -to area 30 feet Rear setback 5 feet 10 feet' + 5 feet/story Side setback, west 0 feet 30 feet (from Moore) Side setback, east 1-2 story — 10 feet 10 feet 3 story — 15 feet Lot Coverage (max) 90% for mixed use 80% 85% for single use Landscape / Open 10% for mixed use 20% Planning Commission WZ-15-04/Golabek Mace(min) '=EEL, for single use MNL_ I Given the proximity of the multi -family home on the south side, it should be noted that the MU -N zone district includes standards which offset the potential impacts of new commercial development, parking lot screening, landscape buffers and building step backs. At this point, the property owner intends on developing the property but has no specific development scenario proposed. 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 will not result in adverse effects on the surrounding area. While the new zoning would allow for residential, commercial and mixed uses on the lot, any proposed new development will require site plan review through which traffic impacts, drainage, and buffering will be analyzed. The MU -N zoning is expected to add value to the subject property and also to the surrounding community. The mixed use development standards will support compatibility between future development and existing land uses. 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 -N zone districts have similar development standards and permitted uses and while there are differences in allowed uses, the general intensity of use is similar. 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. Although no specific redevelopment scenarios are proposed at this time, prior to any future development, a site plan review application will be required. This application will include a referral to all impacted utility agencies. The property owner/developer will be responsible for utility installation and/or 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: Planning Commission WZ-15-04/Golabek 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. The proposed zoning is consistent with the policies and goals in the City's comprehensive planEnvision Wheat Ridge which was adopted in 2009. The Structure Plan map in Envision Wheat Ridge illustrates the community's vision by classifying different types of areas and corridors. It is not a parcel -based land use map, and therefore does not show all existing and proposed land uses. In the Structure Plan for this area depicts W. 44th Avenue as a "neighborhood commercial corridor" transitioning into Neighborhood to the south. 44a' Avenue Because the MU -N zoning will allow for a wider range of development scenarios on the property, the zone change and site development could encourage investment in the area If there are retail uses in the development, city sales will tax be collected. Goals identified for neighborhood commercial corridors include: • Encouraging improvement of underutilized properties. • Attracting quality retail development and actively retaining existing retailers • Increasing housing options • Ensuring quality design for development and redevelopment The property is also located in the Fruitdale Valley Subarea plan which was adopted in 2007. Goals identified in the plan include: • Supporting the redevelopment and revitalization of properties along 44th Avenue. • Improving and maintaining the quality and conditions of property in the area. Staff concludes that this criterion has been met. Planning Commission WZ-15-04/Golabek 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 Restricted Commercial 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. West 44a' Avenue carries between 11,000 and 12,000 vehicles per day and land use on the corridor includes a variety of residential, multi -family and small businesses. Many of these properties were developed in Jefferson County prior to incorporation of the City. The zone change will promote development of the property which 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 proposed rezoning does not relate to an unanticipated need. Staff concludes that this criterion is not applicable. V. NEIGHBORHOOD MEETING The required pre -application meeting for neighborhood input was held on June 16, 2015. There were no attendees from the neighborhood. VI. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Arvada Fire Protection District: Will review at the time of site plan application for fire access, water supply and hydrant location. Fruitdale Sanitation District: Can serve the property. Valley Water District: No concerns. Planning Commission WZ-15-04/Golabek Xcel Energy: Has no objections to the zone change. Will assess service at time of future site plan application. Wheat Ridge Public Works: The proposed zone change does not trigger traffic or drainage requirements; therefore, Public Works has no comments at this time. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change is consistent with Envision Wheat Ridge and the Fruitdale Valley Subarea Plan. Staff further concludes increasing the potential land use options through a zone change to MU -N will be a benefit for the city and may serve as a catalyst for other property investment in the area Finally, staff concludes that the proposed zone change will not adversely affect the public health, safety, or welfare. Because the zone change evaluation criteria support the zone change request, staff is recommending approval for Case No. WZ-15-04. VIII. SUGGESTED MOTIONS: Option A: "I move to recommend APPROVAL of Case No. WZ-15-04, a request for approval of a zone change from Planned Commercial Development to Mixed Use -Neighborhood for property located at 10590 W. 44u' Avenue, for the following reasons: 1. The proposed zone change is consistent with Envision Wheat Ridge. 2. Increasing the potential land use options will be a benefit for the city and may serve as a catalyst for other property investment in the area 3. The evaluation criteria support the zone change request." Option B: "I move to recommend DENIAL of Case No. WZ-15-04, a request for approval of a zone change from Planned Commercial Development to Mixed Use -Neighborhood for property located at 10590 W. 44th Avenue, for the following reasons: 2." Planning Commission WZ-15-04/Golabek EXHIBIT 1 -AERIAL PHOTO Plar ,gcmmisaoc WZ15 00Oolebek EXHIBIT 2 - PCD PLAN Planning Commission WZ-15-04/Golabek EXHIBIT 3 - ZONING MAP Planning CommiA on 10 WZ-15-04/Golabek EXHIBIT 4 — SITE PHOTOS* *Compliments of Google Street View Looking southeast across property with West 44th Avenue in foreground Planning Commission 11 WZ-15-04/Golabek Looking south at Moore Street Looking east from Moore Street Planning Commission 12 WZ-15-04/Golabek Planning Commission 13 WZ-15-04/Golabek DP e*-- 11'a PS -'4r7 i Pl basi4 9 8 I a 13-oa- 9!37-W Cain &c- 0S16(4e0TSo6� Cato l odo 31 GREEN GODDESS GAR DW CENIM ANNED COMMERCIAL DEVELOPMENT 1-70 FRONTAGE RD. PLAN I� N 1 -- WOK 2'-0- Or ESSWC Y� 14I I l a 1 u ASPHAI I PAWYG 1 PiNN'OSYD BUILDING L.NOS B.F. 7.6% 1.686 S.F. 6.7% B1' UMG COMIlISS1UM 1 W. NTH AVENUE 7,683 S.F. 30.0% W EN 7.403 S.V. 29.7% S,W& S F. 80.41: OF 1'0T LS. SITE 1,444 9.Y IRA% OF TOT. L& OUTVOOP -LAY ARIA DISH &Nf6 8x39 S.r. EG -1% 6.583 S.P. 19.6% OF TOT. DDi OUT: A16NCI 166 S.r. 10.6% OF TOT. ODA. 2 SITE AEU (47 ACRRS) MIN4 S.E. 100.0% 1 i YM OL LAYOUT am so W*f PL PRELIMINARY AND FINAL DEVELOPMENT AN ,OFFICIAL DEVELOPMENT PLAN iN THE CITY OF WHEAT RIDGE, COLORADO LOT 19, JAYLARRY SUBDIVISION A PARCEL OF LAND IN THE E1/2 OF SECTION 21, TOWNSHIP 3 SOUTH, ' RANGE 69 WEST, WEST OF THE 6th P.M., jPTY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO i SHEET I OF 3 IRGAL DISCRIP'TWN: LOT 19 JAYLARRY SUBDIVISION COUNTY OF 18PFIRSON. STATE Or COICi", EYCm:PT ANY POiRI'ION LYING WITWN TO SOUTj =Y 33 FIST ADIALV4T TO Ti1I CWTCELIK OF TWT "T'H IVBMUE AS MONUMENL'1rD BY TIII CITY OF TREAT RIDGE. COIARADO. I PREPARED BY RUOO L A880C1AM ARCWTUM I 13*U W, 42FJ BNLVE SUM NO SHEAT MCI, CO. 80409 303-278-6OI40 FUTUBA ENWNSOM INC L2741 HAST CALRY AVENUE, SUITE 126 ENGLWOOD, CO. 60111 CONTACT: TOM RYAN I 903 -649 -OM I 303ti14O-9409 PAY OWNER: USA AM= 1 10590 W. 44Lh AVE. i WHEAT RIDGE. CO. 60033 --'^� wY A0039W sCN sY 17.a r Yu.1m It"AIORT SO1 CSI 1P4-C6YODFEB) GRM A BUE ON 1111. AERECTOMOO, QaS$a SECURE TC IAILOIC AS 1PPLIGNSE 3 ELL SQUARE E 1091 O) STEEL STOP I S C' ULM IA STI S -C' MITIU PUD. WAC4 AND INTO YM a•l 16- D.A. CLYC PIER, FULL DFP M. r.a CINO HANDICAP 51GN L STEEL PODS AT M OfOAP OR SIM mm VAX r OC. SP POET M WAso' MEP Coo. IDEA GATE __ DETAIL STEEL LAXS PAINT TO MATCH BUI DNG 1 POST 014 OYY 10 S. COAC. SLAB NIH trF. SLOPE 10 ORA N ,H lr. `-YASOMLT 9AL. PARI 1O Y'Iy MATCH SURA C MIL. �ejr } 5 P - 2 ST IAN LIGHT 6 TRASH ENCL05URE CEDAR POETS moon we" Toto CON4T FIM CITY 0( %14A1 Rama 51.414106 Kr CUAB AID GUTIER IM PLAN I� �VICINITY ,• = 2000'-0- WOK 2'-0- Or ESSWC DATA ASPHAI I PAWYG 1 PiNN'OSYD BUILDING L.NOS B.F. 7.6% 1.686 S.F. 6.7% B1' UMG COMIlISS1UM PIJTVLE "FANS" PAP43NC AND DRIVES 7,683 S.F. 30.0% W LINDsi'APE 7.403 S.V. 29.7% S,W& S F. 80.41: OF 1'0T LS. LIy%G NDN-LINNC 1,444 9.Y IRA% OF TOT. L& OUTVOOP -LAY ARIA DISH &Nf6 8x39 S.r. EG -1% 6.583 S.P. 19.6% OF TOT. DDi OUT: A16NCI 166 S.r. 10.6% OF TOT. ODA. 2 SITE AEU (47 ACRRS) MIN4 S.E. 100.0% 1 i YM OL LAYOUT am so W*f PL PRELIMINARY AND FINAL DEVELOPMENT AN ,OFFICIAL DEVELOPMENT PLAN iN THE CITY OF WHEAT RIDGE, COLORADO LOT 19, JAYLARRY SUBDIVISION A PARCEL OF LAND IN THE E1/2 OF SECTION 21, TOWNSHIP 3 SOUTH, ' RANGE 69 WEST, WEST OF THE 6th P.M., jPTY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO i SHEET I OF 3 IRGAL DISCRIP'TWN: LOT 19 JAYLARRY SUBDIVISION COUNTY OF 18PFIRSON. STATE Or COICi", EYCm:PT ANY POiRI'ION LYING WITWN TO SOUTj =Y 33 FIST ADIALV4T TO Ti1I CWTCELIK OF TWT "T'H IVBMUE AS MONUMENL'1rD BY TIII CITY OF TREAT RIDGE. COIARADO. I PREPARED BY RUOO L A880C1AM ARCWTUM I 13*U W, 42FJ BNLVE SUM NO SHEAT MCI, CO. 80409 303-278-6OI40 FUTUBA ENWNSOM INC L2741 HAST CALRY AVENUE, SUITE 126 ENGLWOOD, CO. 60111 CONTACT: TOM RYAN I 903 -649 -OM I 303ti14O-9409 PAY OWNER: USA AM= 1 10590 W. 44Lh AVE. i WHEAT RIDGE. CO. 60033 --'^� wY A0039W sCN sY 17.a r Yu.1m It"AIORT SO1 CSI 1P4-C6YODFEB) GRM A BUE ON 1111. AERECTOMOO, QaS$a SECURE TC IAILOIC AS 1PPLIGNSE 3 ELL SQUARE E 1091 O) STEEL STOP I S C' ULM IA STI S -C' MITIU PUD. WAC4 AND INTO YM a•l 16- D.A. CLYC PIER, FULL DFP M. r.a CINO HANDICAP 51GN L STEEL PODS AT M OfOAP OR SIM mm VAX r OC. SP POET M WAso' MEP Coo. IDEA GATE __ DETAIL STEEL LAXS PAINT TO MATCH BUI DNG 1 POST 014 OYY 10 S. COAC. SLAB NIH trF. SLOPE 10 ORA N ,H lr. `-YASOMLT 9AL. PARI 1O Y'Iy MATCH SURA C MIL. �ejr } 5 P - 2 ST IAN LIGHT 6 TRASH ENCL05URE CEDAR POETS moon we" Toto CON4T FIM CITY 0( %14A1 Rama 51.414106 Kr CUAB AID GUTIER IM COMAIM A -c am I� WIL A K 4LAv* NO PATCH WOK 2'-0- Or ESSWC i ASPHAI I PAWYG 1 2O4E R-3 B1' UMG COMIlISS1UM W F LCI SISI POSTS AT YAJL 6' CIC. SET INq Ow PLR SOLO MINS SLAM ROILS n FFNCE ELEVATION i IV I'm COww Kr,NIIL r6 EMEND FMA. EFIaiIIC CURS, LOT" AD ArIAOED SIKWY aST 44th AvENUE NO PORTION Of TRI: PROPERTY IS LDCATED WITHIN THE 100 -YEAR PLAIN SIT PIAN 1• b,_D" 1 SU. 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Do HN06BY CjWM THAT TME RV SUEY OY THE GRWJ GODDISS L:AR90 CMU AS BONE MY ITS, TEAS ")I UNOLR MY SUMVLWON AMD T•dAT Tm ACLtiMPA I'm IUP ACCUILATRLY AND PROPERLY MIS SAID SURVEY TMIBE(W. wroo 1ms 2 ! y,TW� `- �p__.xBux 4 . ,QVH F—IY' n plof 1 11 _ zL -.t- 1, JOSUB i. ASMUS, Y0•II” g;MICATION DR D1B8P1YalIT SEAM POR USLSMI4/TS RACORDID j UNRECCIAM, 104CL&MANCES, I&ST 1"VE CONVIxw S. DIR4PRSW 7TTLT EYIDINa 01 ANY OTHER FACTS TILAT AN ACLZUn AND CURUNT YTEI.Y SRARCIL MAY DISCLO&L EXHIBIT 2 Y 1 nr T I� O i PLANNING COMMISyl01i 1 APPROVID TCS —�_ _ DAY OF B1' UMG COMIlISS1UM 9GA �: TNT ST GTURE t�u ro rf'Mlr -. CtRTiPiCATfON - IUAIMIAN . I PLiNf()r!G AND DgYBL4 DIlIBC k 2002 CITY COUNCIL CCRTIRCATION w APPROM THIS Lay oP _ .2D02 YY Tu 1 CITY COUNCIL -- YAYOiI �• ."".`� CITY ClYRB .-„,,JL4 COUN'T'Y CU311K ANB RYCOROM C mVICATS TWS DOCUNF3PT ACCYrM FUR FILING IN TBI OFFICE OF TIL COUNTY CIA3W AND..��B..(ECOBDEI OF JEPPI�IP` S��OM� COUNTY, Al COUM, COWPIDO. ON 111a,f�.._DAY Qr_T IBM _-A.D. 1602, IN TRI 1-94 1=1(.: -9m INmiL 1.LP._�PY — .. — . RECEPTMIM 110T'LRbUNVoulm CLAW AND RBCOLDEB A� f YYDEE Y C1L11E (SIAL) SURUYOR`S CBRMCATB: I, JOS&M F. ASTMS. A RIGL9TUS LAND SWAY(] U TW STATE OF COLORADO. Do HN06BY CjWM THAT TME RV SUEY OY THE GRWJ GODDISS L:AR90 CMU AS BONE MY ITS, TEAS ")I UNOLR MY SUMVLWON AMD T•dAT Tm ACLtiMPA I'm IUP ACCUILATRLY AND PROPERLY MIS SAID SURVEY TMIBE(W. wroo 1ms 2 ! y,TW� `- �p__.xBux 4 . ,QVH F—IY' n plof 1 11 _ zL -.t- 1, JOSUB i. ASMUS, Y0•II” g;MICATION DR D1B8P1YalIT SEAM POR USLSMI4/TS RACORDID j UNRECCIAM, 104CL&MANCES, I&ST 1"VE CONVIxw S. DIR4PRSW 7TTLT EYIDINa 01 ANY OTHER FACTS TILAT AN ACLZUn AND CURUNT YTEI.Y SRARCIL MAY DISCLO&L EXHIBIT 2 Y 1 nr T OUP e�k. I!8 ij�• 4e pec# ella�y48 A. O FNERSHLQ / UNIFIRD CONTROL STATEMENT: LISA C. AffiIA SHALL N THE SINGLE OTNIIC%a ENTITY. THEM IS NOT FUME OTNEm& pMClPATED. w OT!(EE SHALL MAINTAIN CONTROL THRDUCHOUT THE PIANNINC, DEYWaln", USE, OPgAT70N AND CONTTNum ILAABIENANCI OF THIS DrVILOPYENT 8. CHARACTER OF DEVELOPMENT STATEA(NNT: THIS DLI£IAPIAM REPLACES THE SEASONAL TWOMEY SnUCrM NOT ULNAD AND OPERATED BY THE OW GOBi+IIiB GAROXX CENTER, UFA AIELO, THIS UNSi.OPIfENT 15 TO CONTINUE TBE SEARONAL fiNIS OM PRODUM IANDSCAFB [TEALS AND RElAm DWVk&,TVC MATERSLS UNDER THE CURRENT OINSRR®P IND IN A YEAR ROUND PUCE OF BUSWffiR. MOORS SMWT TILL BR IMPROVED TO GM STANDAW'39, UN TEST Nth AVENUE DOES NOT R£QUMIE BffOVIWM TO TH£ ®ISITNG SIBBEAU AND PAYING. mw LANDSCAPE TILL BE ADDED, ALONG WITH SOLID FENCING At THR SOUTH SIDE AND PART OF THE EAST SIDE Of TR SITU THE YAWING AND LANDBCAP£ TAI. SCW(EY THIS SITE FROM THE ADJACENT PP.SfDENTW ZONING. TUB GIBER Tu LANDSCAPE TRE CORNS OF THE PROPERTY Wm SONAL PERENNIALS. OFF STR£YP PARKING AND IAADING. AS FENCED OUTSIDE SAXES / DISPLAY AREA AND A NEW BUUX% WILL COL(PILTE TTI£ SITE nffW;WWTS. THE BUILDING TILL BE PEDESTRIAN ORIENTED PTRI WLNDOES PACING TBE SIHEETS, A COYPAOD WALKWAY / DISPLAY AREA AHD A ULXlAY CONNECTING TO THE EXISTING NG STREET 910E'WALI. TAR DUIDLNC NLTKPJAU CAN BE FOUND ON ADUCENI' STRUCTURES. ABI: MUENI7AL IN NATURE AND MEANT TO BRING A BMAil.N11 9CAU TO TINS ONE S"7'OBY BUILDING, TUB SOUTH SIDE OF THE BUDDING HAS METAL TAIL PANELS BCCAUSS TRIS ■ILL BE THi' IOPANSION SIDE OF TILE BUUDING. C. DgVIiLOPAIRNT SCHEDULS TRC CONSrHUCTLON OF Gkk& GODDESS GARDEN UE NTEB RRALL HE DCYELOPEO IN A Sw'il PHASE AND SMALL START IN UTE FALLOF 2270L09 AND SHALL BE COMAZTED IN THE SPMG CORI'BNU6 UN 9. TAMEDNX CENTER DLYEiDPm&T COLIY9ICES PAcccORLING TO AND � BDLY� TO S=UE[. D. PROPOSED USES: ANAgL rErMARY ROSPRALS OR CLINICS ►IIB NO OUTSIDE SUNS AN11i}UE RtORES APPARa AND ACCESSORY 97WZ AFT GIII.EWE.9 OR STVVOE RAkERM, MAIL BICY(YE STORES B1d:CPRINTTNG. PHOTO9rAT7C COPYING AND OTHER SIHLAR RZPI.'^DUCrION SERVICIS BODE STOBHS, NEWSSTANDS, STATIONERY AND CARD STORKS BUSINESS IIACHWH OR CURPUrER STOW CAMERA AND PHOIOCRAPSIC SUM AND SUPPLY STORES CANDY, NUF AND CONFICTIOMY STORES (UIOIUNITY BUDDfNGS DAIRY PRODUCTS STORES FLORAL SHOPS GARDEN SUPPLAS GAT. NOTE2f OR SOUVENIR STORiS GREENBOUIIEB, RETAIL WCLIIDWG THE SALE: OF SEASONAL ISMS HAIR, NAD. ALS COSILM SERYILYLS HARDWARE INI'ORC9 ROBBY An CRAFT STORES pN IAW1 DECORATION SHOPS Ji7ELRY Si'ORFS LOCLSMLTH SHOPS MEAT, POVL79Y OR SPAFUOD $T'CSSS MEDICAL AND DENTAL OFFICES, CUW Iii LABORATUBIES MUSIC STOW OFFICE SUPPLY SFORCS OFFICES! GENERAL ADMINISTRATE'£, BL'SLIJESS AND PROFESSIONAL OFFICES OPTICAL STONES PAM AND WALLPAPER STORES PHARMACIES PLCTVRE YRAMING SHOP' SIDE RCPAIR SHOPS SHOR STORES SPORTING GOOM STORY'S STUDIO FOR PROFMIONAL WORE OR TTACBfNG OF PINE ARTS. PHO1t1GEAP11Y, MUSIC, DRAMA OR DANCE '1' 9VISION. RADIO. SMALL APPLIANCE WAIN AND SERVICE SHOP TOY SluiLtS TA" AND aloXY REPAIR SHOP: GRAN GOC► M GARDEN CENFE. PLANNED COMMERCIAL DEVELOPMENT PRELIMINARY AND FINAL DEVELOPMENT AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO LOT 19, JAYLARRY SUBDIVISION A PARCEL OF LAND IN THE E1 /2 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST, WEST OF THE 6th P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SHEET 2 OF 3 YICemm TO PY41{ITY'iiD USE& NU bUTA STORAGE ALLOWED 00WOR DISPLAY WAS ABC P00a l4D AS MaLFIED ON TRIS PLAN FOR THIS OPEdATTON ONLY THL AMOUNT OF WILD" SPACE U.IOTAD TO RETAH. USC IN IJLHTIOD 6,000 "'AST VOT THE FOUDMG USES ARX NOT PINUMM. ADULT WNIYNT►HUi£"NT. ADULT BOOR OL( ANY SEXUALLY ORIENTED DUWUW PAIN SHOPS OR PATH WAIL K WF.SS NO DRIPS -11M NO OUTDOOR PIBEANM OR GUN UWE SHA1i BE PLmurf D. TAG)ORay um A TEiffOBA3Y" CONS UMIO.N TRAM FOR CONSI UCTION umclS ARE PEMMRTYL. PBOVMXD THAT CONNMDCrON OFFICL'S AND TRAILERS ARE R09M FW9 THE SITS PRIOR TO ISSUANCE OF A CaHi'OOCATF. OF OCCUPANCY FOR THE BUDDING. B. SITE DATA TOTAL. PROPERTY AREA 24,BOL S.M. aw ACBE; um YAllgw BOBLBiG COVERAGE 35S RA%MUM BUNGING BRIGHT 5:i P4. ]AND.9CAPC C OVIll IR - Id"UM :RAYL TOTAL LAT COVERAGE BY 6YNUCTUEE, PAVING AND BTOWGE 60h OUTDOOR DOWLAY AW 7.09E S.F. 2D.2% TOTAL NIBIBBR OF PARIUNC SPACES PROVIR® 17 + 2 BANSICAPPRD BUILDING HIaGHT 26 FIMT F. PARVNC. OPF SrjW PASSING REODIEMM£NTS TILL ADRIM TO THE YRBAT RIDGE CODE OF LATS BECTION 20-501: OA -STREET PAEEWG RBOUB"W"S. G. FENCES AND RETAINING FALLS: FENCES AND WALLS REAL. ADBBB£ TO TRE WHEAT )UP CODE OF LAWS SECTION 26-6UU, FEIM. ILLS AND OW NUCLTONS TO FIR H. TRASH CONTAINERS (DUYPSTBRS) PROVISION: JWS RNCLuSURE SHALL ME MASONRY COWTRUCT10N TO A HEIGHT OF (6') FTS'. U71Ef04S bRINC SHOFAR TO THE MAUI BUI DW L BUILDING SETBACKS: MINIMUMFRONT YAED 30 FEO 1INIMUM 30 mt SIDR CORNER LOT fU MWIHUR SIDR YARD `W.ERNAL L07) 10 FRET PLUS b I'm FOR YLYIMUM YEAR YARD ..ATHACE EACH ADDRUIRAL STORY J. LOT ACCESS VEHICULAR ACCESS TW. HE MR MOORS STREET K. SIGNAGE UNLESS OTMMWM NOTED IN MW AREAS OF THESE EEGULA77(NNS ALL HRAUGE SBALL SE IN Afx01(DANrE ►TIB SECTION 26-401 OP TAR. WRIT RIDGE CODE OF LAWti. FRWTANDW SIGNS ONESSL E FRANDIHG SIGN IS PETOHTTED PER MIW97 FRONTAGE WM A CH1LMJliJILE COPY AREA FOR .WVMIQIG SEASONAL RENS AU,OVAIHX SIGN ABEL 35 S.P. PLUS 1 S.P. FOR EACH ADMONAL 50 S.P. OF FLOOR Ait" OYER 1,501 S.F. MILMUH BSIGHT: 15 FEET SIGN 3LTHACE FROM ADLACSNT PROPIDr1RS, LO PREP PROM STRUT RIC87-OF-WAY, $ FW FOR SIGNS UNDER 7 FEET HIGH. IO FEET FOR SIGNS 7 OR MORS FST NIGH WAIL mos OR WALL. SIGN LS pKRVRTED FOR THE STUB OF THE BUIIDLNG THIGH PACES W. 44th AYE. WITH OR EMIT CHANCKULZ COPY AREA FOR ADVEIRTSING SEASONAL SALE !TEAL^, ALLAWABLB WALL SIGN LOU: 1 S.F. FOR EACH IJNEAR FOOT OF THE SIDE OF Ta KIIDBNG PIS UD WANCB STAMAM FOR SW ALL FRk7iTTAXoUNG SIGa9 SHALL BE PLACED TRHUN A LANDSCAPED A&A SIGN LCE'llK SHALL BR BNIHRHCr OR UItWal ONLY PP.ONIDITLD SIGNS: ANIMATED SIGNS, FLASHING SIGNS, RKMYiNG SIGNS, SI "CblrAfTE. ROOF ELGNS, WESWR ABVBXLISING DMM, OFF -PE XBES SIGNS. PORTAHIX SIGNS L. LIGHTING ALL EXTERIOR UGI77NG SWI BE IN ACCORDANCE 1f RE THE WHEAT RIDCE CODE 07 LATS. SBCRON 28-503 PITERIOR LIGHTING, Y. OPRN SPACE AND LANDSCAPING 1. TO WNMW PIRC.YNTAGP OF LANDOCAPYD ARRA A" W 20 i 2. ADDMMAL ON IAT WIDSCIPLNC MAY OCCUR AT OTNIH'S UHOICC. 3. TO FOUOM47 MINORUM SUIS APPLY WM "VER LIN MC%PL)C IS RIpUBMR IIILf7DUm SHADE TRW 2' CALIPER EYIMIIW(12N 'PRAT? 6' WCHT 03t4AMP.N7AL AND FLOWERING TPii:3 2• CALIPER BID" 5 GAL.DN CONILINSk 4• AIAELL(UM ALLOUN7 DF SIGH TATER ti 6SUNRIlON SOD (L6. RIV:R") AVALL BE 70 It Of LANDSCAPED AKKL 6. IA4'DSGAM AREAS 211A11. Al AS DADICAT® ON APPROVED THE LANDSCAPE PLAN. S. LANDRCAPR AND GROUNDS MARNTBIU!ICC THE OWN10( OF A ~113M, HIS fAN Clik i0RE, DIES OR AWGNS SHAIJ. BE YAW009I.E 0% THIS PEOPES MAINMWANCE OF All LOLU.-PEII ARIAS, SUM r TO AN IPWI40YU LA?WxAPE PLAN. SUCH ARIAS bM" HE D1AM TD LNCIliN TRE SIN£tT PROIRHI'Y AHD THAT KQ'1T0N OF ANY AEUCIIINT PGBLC V&SET EICA+ OF TRAY. Fl" TkU PROPERTY ICAY TO 715 14" OF 710 ADJACENT CURB. 7, LANDSCAPING SEW. B£ CORTINUOUSLY MAINTAINED INCLUDING NKCRSC3AEY IATIDIM IlMin, PRUNING, PEST COVMOi AND MIACMWT OF DUD ON DISUSED PLAINT ►ATTRLAL nPIACE10NT OF MAO OR OLUASIP PLANT WTPLBAL RHAIL TIE OF TTX SW OB 60QLAS rin AS IDT FORTE A60/1. SULTt1TIITONR TRH OYIMOt TTPES OF PLANT MOTIONAL MAY BF MADE ONLY WTR CITY APPNIOVAL REPIAC ANY ALUM OCCUR T1170 UN'E CROWING SEASON. a GNOLNDS SHALL BE HAUfTA= IN A SAM W.0 AND NEAT CONDITION FEi,Y OF RLWSH AND VVIJ19. LAWNS S!1►I1 N DEPT IN A MOVD CONDf110N. Ka8, mnAm AND PAYEIRY/S ®111. RR kSPT 1117E TU I% ANL` GRADE ANO HN GOOD RWALY. DkAINAUR DrWUS QUIZ U KXFT CLUN AND FNS OF ANY OR5TAC7LS. O. U10165 OTSIEAIW % NOF®. ALL 1AN11SCAPIAC SMALL Di IN Au)ORDANCE CTO THE a" OF now J06% CODE UDE, FKTW 2* -002 LAND51CAPfNG RINUIMEI@RP_ N. ARCHITNCTURIL TREATMENT - BUILDINGS I. THIS lKlif ilMR&L "TRO IR MATOULS SHALL BH Of "W. TROD MARS. MASONRY / MKL TILT -UP COWRM OR STUCCG. COLORS AND T=VW&S THL W EATURAL AND gar! TONNES. ALL ROOF Moms COL7PM6TNII SHAu BE nUX SCIONED TTNB MATEELL APPROVED BY THE PIAULVINC AND 0XVILOPIMNt DVAMMEWT W AS NOT TO HE YISWLE PROM ASST Nth AYLVIL O. OUTDOOR DISPLAY ARBA CRITRRL DIPLAY OF TAW MAY OCCUR, SUTJBCT TO THE FOLLOWING PI(OVLSONS: 1. DLSPIAY AREA YELL NOT CWNT 70WAkW WISFYLNG THE UND9GPL AND/OR POO= AEU EB(WREIAISrm DISPLAY AREAS SHALL U A1fQIIARY TO A FRAWY IWLIIDING. 3. 'LWAL TTEli D19PUYU SRAIL NOT U LIWW. t. T$ TOTAL ELOGHT OF DISPLAYED 111(MS SIAL. Wf RICREO 6 ?W.. 5. "UY AREA SNAIL OCCUR T1THW 10 FEAT OC 7a TWIDDRNG UE Wma TAA FENIM ABEL 6. LCITTING (IF TO DNAAY AREA SHALL BE Uk= TO G)COUPD L EM L UIT'IL6. 7. StGNAGT IN THE DISPLAY AREA SNAIL BE: LWTED TO MOPLL . PHWECT Ii1YER(S) OR NU101EE(S), MALL NOT DA Lana. U, DISPLAYED GOODS SHALL BE FWDFBED PRODUCTS ONLY ANT• NOT PARES/OWQNVM OF A FINISHED PRODUCT. 9. DISPLAY AREAS S1iATI BE XLD(TAOM IN A TEED AND GRAFFITI FREE CMITION. 10. INT&RPREI'AYWN OF TILS DISPLAY AREA CHEERIO SHALL lit AT TO AL UT.OH OF THE CITY'S D9tYCTOR Of PLANNING AND DEVELOrIRIXT. DATE: 2-1 t-02 amsioN. 5-21-172 s-1..0�• 2 2 OF 3 Dop e)k' I i8 i�5 qq PFLTpft ED LAP SOP Uamr TAM S&L SOI M OPEMG SE. 'COP091M gews. MROI(D1 cam by LLA OR (MAL ��-11 \L1 rPRi1RSQG LM SCMG. —I Nol or" TkN SITE LOO WOND PR,E AND PAU, T NE `moom n OR&. Foom SAT MZE AMMM N4AMIM PENN NORTHRMELEVATION - SWEST VEM VAN �44TH AVENUE Il• = 1-p PAM>FD tom Va an Woo WOA111 - LONE PANT SM WmINM WMG. FRO RIIR WY Lmrm SIKR W EOWN FAwrED POoo IP -K WPTE LIX BOARD - WINE -. AND PAINT NTE MiNLAR MLAO' FROM KAOER 3' LAKNOW pww (A EQUAL .. 2 EAST ELEVATION IMCNA AFIWZED ALUMINUM 570REFRONT SYSIFM MAN Twill QASS 12 3 SOUTH ELEVATION SRM 201m mom BY OR CR EO1N PREFUISMfo LAP S1AMC L00a ANIDIM) ALUMINUM IAM STCWKNI snwm KA, 1KAD OA.NS nWEST ELEVATION DENVER AND m WAN W!L ro TTaI Nu - /EWE AMG PLANT PfKWED DAL 100. wx PREFIM%-B CUM AND COKEPWIT 10 AWIU MLL CaOR AREA GREEN GOD[*% GARDEN CENI'M PLANNED COMMERCIAL DEVELOPMENT PRELIMINARY AND FINAL DEVELOPMENT AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO LOT 19, JAYLARRY SUBDIVISION A PARCEL OF LAND IN THE El/2 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST, WEST OF THE 6th P.M_, CITY OF WHEAT RIDGE, COUNTY OF ,JEFFERSON, STATE OF COLORADO SHEET 3 OF 3 FLIEAAMK ROIEA am No CAom cXR ZONE R-3 I -- W h - N 8 E 15'-O' LMoS'AFE OIFER AOMQhf 10 R-3 MK WE5T 44th AVENUE E45W ORO. 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CWD" SMALL K ET"M, OLLRLA+U AID WCAAW MAWR7 MOM. WE AND WO PIS SWLL E BNX FLEECE KM 1/3 M -SIE SOL 1/s TOPSAIL NO I/3 OAOAW MAIER NCAME A OK YEAR IER,AWV! 11MRAMIY M ALL PLIA75 ALL LNWhf ME EMO K $IMII 044 OF M SlIW AND DMA INIMCW IELL E LAW m• IEri17. ALL "m SIALI d $fAAEO K1f IEvI Fn D: LIESYEL •r PO$r$ AADuN Ills p2 w ONvMIID UY moo CANVAS WEE SIEAK FoE A wwAkO OF 1 Y/0. RE cm*Kv II MAY smmww Y POST$ IET4 *wAx WL' woo $15" ALL MY ■fS SAME K FlAwo MRI FLOAmAll CAPE 12- Is NOES LMp FIA 51FET'r. ALL WE SYICEAS WILL KCF11F A Y LAVA OF POOR IAAOL ALL 901 AAi.AL WALL IMUFM A LACER K A" 0WW :ASK 4MLP ALL s"MEAS SFWl NAVE . r PICK N ONDE MOI-OALYAMR71 STED. COOK' W9tALLI' SM14 WSM. W $NEIY Wk( ALL FDOMC SMALL 06AY A/ AAWPi A WMIDM O 6-EOES ALL Cl)" SIML W FASi30L 1M A 10RWMI O A PAIG/1D n $ECHE S(l ENK IE'B 1AI 901. ALL LAMDAGPE AZAAS AIOT0 WIH WOR OR LAIW WE ENA! 51WL K KAll) 04R IASM: IMER FORK U CR SWL K MOUNT! LUES FAMMC I'M OR EQUAL. F.ma OVAL'S IN t"Sux OLIN" 9W3 E v WAN AWA RHE TOP 0 Av !.NAvnAAE. GAIN O "As ACES AM 9044 SPALL NOT K K41M MAW, v FEET V Mf LVO990.AC UTA111 ANN 0} QRWL! LAi AMO AO CLOSER RWM IO (Til W MIT SITER OR SLIP NCi ALL LAkVKAF'MO AREAS 5HAL K WA"lfD P11H AM N1T0WTC UYERmam "K`AdA S:SIN/ MAIDS"iC COIgQLEA, ALL 9" MPD 'EAS WILL VE IRWARD KM ORP AMMCAWM Z(W NL OD AREA$ DIAL E AIWAXI) KM AN AUIOWATIC POPAP SYSTEM INC f1AOAA01 SYSTEM IS 10 K VU m NEE, x MMR KMMLMUAA K RpAMI K W04N RMANN M MIER $OAIF 94u E 1l IKD AMO F" 00K$11C WER SFRWI'F'. KL SC({ALAS AND WIEMA,S SIAL, RAW ADEQUATE SLLTLES FCR THE PWLENMT Q 1SW1iN LWS'OR mE LAMOSCAPE 1PyY6FN SYSIEN INSTALLATION. Nl IANIZZAPE YEA$ aWa KWAF )LMSQL (M -SIE SIOOLCPLE) AM 501 PR[PARAAM AS WOO VA AIERDWNIS FEW ALL 3% NEA] SML WE A IMM1A1 OF DOLL 06t YA KIS P.K OKAMU MAW EEA IXO SMAS FELT. MD h3 FOMM OF MAE %"k PNOWMAIE PFR 1,000 SOAAME. FEE)_ VEST WSTFAXS Alp 10 EE 1DLFD 10 A DFP04 Or 4 10 6 INCHES Mm M WIL ACi1710111f OrAW WI Ai MQUE A= CWOSL NOW APRIA fRCM 01/ MOI -TOME' SEES. SPNNAAN WS (fKUDINC THAT RIM C40UTA OMQN)L OR MW,'WEAYm MANUMM YWSft K NOL COnIl MED M ACCEPTABLE 0AAAW WAR. ROL FOM SIX WW1 K A ALM 0 TEE E57 OWUOf-- IMU41 TEED ATAW.0d M0: KOSSAkr LAMP IO EW2o0. MYaADE. NWIAL FAIMI 1, M OiSSY, MUD REF Am IF KN INY WXX a DATA PROPEIMO 9umliC 1.909 S.F. 7.6% FUTURI MAW" (ATE6 S.P. d71 ._.-- FAWKIN6 AMD PRIM ",fWl] 5. F. ]OA% 1 -II -07 LANDSCAPE 7,108 SF. 20.71 DYING t'llm SP. W.41; OP TOT. LS. IIEVIS REY15A0H: ,-JI-O: NO N-IJAlNc 1.41A S.F. 19.6% OF 7W. LL* 1- I 01 �D .-oz 001X10R DISPLAY LIMA 6.230 S.F. ?.6.1% IN&W. OF PLMCE 5,563 S.P. 69.6% Of TOT. O.DA. OUTSIDE OT F3NCY 66C S.P. 10.67E OF TOE'. O.D.L.3 SM 41PA (.67 AWS) IC1594 S.11. IOO.D% , . 173* It