HomeMy WebLinkAboutAPP-10-22 11801 W. 44th Ave.City of
W heat -�idge
COMMUNITY DEVELOPMENT'
Meeting Date:
Attending Applicant(s):
PRE -APPLICATION MEETING SUMMARY
May 6, 2010
Heine Silz, Thea Silz, and Shelia Monroe
Heine's Market
11801 W 44`h Avenue
Wheat Ridge, CO 80033
Attending Staff: Meredith Reckert — Senior Planner
Sarah Showalter — Planner II
Adam Tietz — Planner
Mark Westberg — Projects Engineer
Address/Specific Site Location: 11801 W 44`' Ave
Wheat Ridge, CO 80033
Existing Zoning:
Comp Plan Designation:
C-1 (Commercial One)
Mixed -Use Commercial
Applicant/Owner Preliminary Proposal:
The applicant owns an existing business, Heine's Market, on West 44`h Avenue, at the northwest
corner of 44`h and Tabor Street. The site is being impacted by the Colorado Department of
Transportation (CDOT) I-70 ramp relocation project, which is widening right-of-way (ROW) along
44`h Avenue. The applicant has a few proposals to adapt the property to the chanes caused by the
ramp relocation project. First, to replace the previous freestanding sign along 44` Ave that was
removed by CDOT, the applicant would like to place new wall signs on the building. Second, to
make up for lost parking spaces along the south side of the property, the applicant would like to move
the curb along the surface parking area on the east side of the property. The curb adjustment would
create an extra 2 feet of space to the east, enabling longer parking stalls. The cur surrounds an
existing 10' wide planting island with mature oak trees in it.
Will a neighborhood meeting need to be held prior to application submittal?
No, a neighborhood meeting will not be required.
Existing Conditions:
The property is zoned Commercial One (C-1), a commercial district established to provide for areas
with a wide range of commercial land uses which include office, general business, and retail sales
and service establishments. The site is located on the northwest corner of W 44`" Ave and Tabor
Street. To the west of the property, CDOT is reconstructing on-off ramps for I-70. CDOT is currently
constructing the project, which includes widening and improvements for W 44`" Avenue. Directly to
the west of the property is a CDOT-owned right-of-way parcel that will contain a drainage pond for
the new I-70 ramps. Directly north of the site is a residence zoned A-1. To the east, on the other side
of Tabor Street, there is a mix of residential and agricultural zoning. To the south, on the southern
side of W 44`" Avenue, there are commercial land uses with commercial zoning.
The site contains a commercial structure, used as a garden and plant store, constructed in 1991. The
parcel has an area of approximately 31,102 SF, which reflects the reduced size after the widening of
44'h Avenue. There are paved parking areas to the east and south of the structure. The parking area to
the south was significantly decreased with the widening of 44`" Avenue and is no longer large enough
to accommodate parking spaces. The east parking area will remain after the reconstruction project is
complete. It has a landscape buffer, approximately 10' wide, on the eastern perimeter of the parking
area. This landscape buffer contains 3 mature oak trees. The applicant also owns two lots
immediately north of the site, under the address 4501 Tabor Street, which have a total land area of
37,267 SF. These lots contain greenhouses, planting beds, parking areas, and storage area associated
with the retail store located at 11801 W 44`" Ave.
Planning comments:
Si na e
The applicant stated that, rather than replacing the freestanding sign on 44`" Avenue with another
freestanding sign, he would prefer to construct wall signs attached to the main building. This is
partially due to the cost of engineering the foundation for a freestanding sign, as well as issues related
to underground utilities that can be avoided with wall signs. Per the C -I zoning on the site, a wall
sign would be allowed per each street frontage of the building. This would include one sign facing
Tabor Street (to the east), one sign facing W 44`" Ave (to the south), and one sign facing the ROW
immediately west of the property. The maximum size allowed for each wall sign is 1 SF of area for
each linear foot of frontage for the wall that the sign will be mounted on. For example, the east side
of the structure facing Tabor Street appears to be approximately 100 long. Thus a sign of 100 SF
would be allowed for this side of the building.
The wall signs may be mounted on the mansard roof, but not above it. A permit will be required for
the new wall signs. In order to apply for this permit, the applicant should come to the Building
Division desk at City Hall and fill out a sign permit application. The application will require to -scale
drawings of the proposed signs, including elevations showing their size and dimensions and proposed
text/graphics. The sign permit application will also require drawings showing how the signs are to be
mounted to the building. For more information or questions, please contact the Chief Building
Official, John Schumacher, whose phone number may be found at the end of these notes.
Until the wall signs are approved through the sign permit process, the applicant may place temporary
banners on the building. Banners may not be mounted on a fence and are allowed to be half the size
of wall signs (1/2 SF for each 1 foot of linear building frontage). Directional signs, no more than 4
square feet per sign, may be placed on the fence during construction to direct customers to the
entrance for the business.
4
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Parking Area
There is approximately 56 feet of clear space between the east face of the main building and the
existing parking lot curb near the eastern edge of the property. This is enough space to fit one row of
parking stalls 18' deep adjacent to the structure, a 22' wide drive aisle, and a row of 16' deep parking
stalls at the east of the property. The zoning standards would allow a 16' deep parking stall with 2'
overhang for the front of the car, over the curb, totaling 18' in depth. City staff would recommend
this layout since it will preserve the required 10' wide landscape buffer along Tabor Street and ensure
that none of the existing oak trees along Tabor Street are damaged from reconstructing the curb. The
property is already nonconforming in terms of landscaped area since the zoning code at the time the
site plan was approved required that 10% of the lot area be covered with landscaping for all
commercial properties. There is also an approved site plan for the site, approved in 1991 per case
number WZ-90-8, which shows the 10' landscaped buffer along Tabor Street.
Moving the curb as proposed and subsequently reducing the landscaped area on the property will not
be allowed unless the owner obtains an approved variance from the landscape requirements in
Section 26-502 of the Wheat Ridge Zoning Code. The variance process is outlined below and in the
attached process guide. Please note that staff would not support the variance application since the
property is already below the minimum landscape requirements and because there are viable
alternatives to meeting the site's parking needs.
Photos of the property and aerial photography from 2008 show the storage of materials in parking
spaces along the east side of the property, just north of the curb cut/access point into the main parking
lot. Per the approved site plan for the north side of the property, approved in 1993 per case number
WZ-93-9, this area is not designated for outdoor storage or display and the applicant should remove
the items currently being stored in this location. Staff recommends moving these items to the
southwest corner of the property, on the south side of the store, where there is no longer room for
parking due to the widening of 44`h Avenue. Once these items are relocated, the parking spaces
currently being covered by the stored materials will be available for use by customers. Finally, staff
would also recommend the potential addition of parking spaces just south of the main building,
aligned along the existing parking lot drive aisle. Since there is more room here, a full 24' drive lane
and 18' long spaces could fit. Please see the enclosed illustration that shows these potential changes.
In order to determine information about the likely location of the oak trees' existing roots below
ground, it would be helpful for the applicant to contact Margaret Paget in the City's Department of
Parks and Recreation. Her phone number is 303-205-7554.
Please note that per the request of the applicant, a code enforcement office inspected the sight triangle
obstructions at the property to the north (4433 Tabor Street) and sent a notice to the owner to remove
the non-compliant obstructions to view.
Variance Process
The proposal to relocate the curb on the east side of the parking lot would reduce the existing
landscaping on the site, which is already below the required 20% landscaping for commercial
properties. The applicant would need to calculate the total landscaped area per the proposed changes.
If it is a variance of 50% or more from the required 20%, the variance would be non -administrative.
If it is less than 50%, the variance could be processed administratively.
Please see the attached process guide and variance criteria for more information on the variance
process. The basics steps in the process are:
3
I
(1) Submit completed variance application and fee ($200 for administrative and $300 for non-
administrative)
(2) Staff reviews application and may put it on referral to other departments. After any comments
are addressed by the applicant, the application is scheduled for review. The review process
will vary depending on an administrative or non -administrative variance. All variances over
50% must go to the Board of Adjustments (BOA) for approval.
Public Works comments:
No comments at this time.
Building comments:
Building Division was not present at the meeting. Please contact John Schumacher in the Building
Division if more information about what is required for the sign permit application drawings is
desired.
Architectural and Site Design Manual comments:
The Architectural and Site Design Manual does not apply since no new construction is proposed.
Attachments: Pre -Application Transmittal Sheet; FDP Amendment Checklist
Phone Numbers
Meredith Reckert — Senior Planner 303-235-2848
Sarah Showalter — Planner II 303-235-2849
Adam Tietz — Planner 303-235-2845
Mark Westberg — Special Projects Engineer 303-235-2863
John Schumacher — Chief Building Official 303-235-2853
4
.� City Of
Wheat jdge
COMMUNCIY DEVELOI'MENI
City of Wheat Ridge Municipal Building 7500 W. 29'h Ave.
April 22, 2010
Heinz Silz
Heinie's market
11801 W. 44`h Avenue
Wheat Ridge, CO 80033
Dear Mr. Silz
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to your property located at 11801 W 44`h Avenue. Your property has been
recently impacted by the Colorado Department of Transportation highway ramp relocation project. You
recently came into the Community Development offices to discuss issues relating to these impacts and
inquired what options were available to you.
Issues you are concerned about include the removal of an existing freestanding sign and loss of the curb
cut and front parking area adjacent to W. 44`h Avenue in front of your store.
With regard to the sign, a sign permit for re -erection of the sign will be required. The allowed
freestanding signage for the property is based on the footprint size of the structure. Given a footprint of
10,800 square feet, you would be allowed 112 square feet of freestanding signage on each of the Tabor
Street and West 44`h Avenue frontages.
It would appear that the original sign which was erected in 1991 was 112 square feet in size, was
doubled -faced and was 16.5' in height. Minimum setback was 10' from the then existing right-of-way
line for W. 44`h Avenue. In 2001, the sign code was amended and freestanding signs over 15' in height
must now have a 30' setback. Signs over 7' in height, but less than 15' in height must be setback 10'
from the property line. You may want to consider lowering the height of the sign to 15' so only a 10'
setback is required.
If the sign is to be relocated to the corner of 44`h and Tabor, sight distance must be maintained at the
intersection of these two streets. This sight distance is measured 55' in each direction from the
intersection of the property lines (right-of-way lines) at the street intersection. If the sign is to be
located within this sight distance area, a clearance area between 3' and 7' is required from the grade of
the street to the bottom of the sign face so vehicles can see under the sign.
A building permit is required in order for the sign to be put back up. One of the pieces of information
required with the sign permit application is a foundation plan for the sign stamped by a licensed
engineer. The plan will include an elevation detail which illustrates the depth of the footers and
structural support given the sign's size and height. A site plan showing the location and detail of the
sign is also required.
When you visited the Community Development offices, you indicated that you wanted to restripe the
parking lot on the east side of the building to accommodate the displaced parking in front. You have
indicated that you would like to eliminate two feet of the existing landscaped buffer adjacent to Tabor
Street in order to accommodate two rows of parking in this area.
www.ci.wheatridge.co.us
It is my recollection that during the property acquisition negotiations with CDOT, several different
striping plans were prepared for your use. The plans were professionally prepared and maximized the
area on both of your lots. According to our records, a total of thirty-four spaces are required.
City staff would like to meet with you to discuss options for your property. I have reserved a pre -
application meeting time for you on May 6, 2010, at 2 PM. There will be no fee for this meeting. You
will be meeting with members of the Public Works Department and Community Development. It
would be extremely helpful if you could drop off in advance any property surveys and parking
configuration designs prepared by CDOT so that the best option can be considered.
Sincerely,
Meredith Reckert, AICP
Senior Planner
A4A14E[ BARE
a p r o f e s s i o n a l c o r p o r a t i o n
Peter J. Ewers, AIA, LEE DAP
peter@ewers arch itecture. com
CITY OF WHEAT RIDGE
07/17;09 4:22 PM cdba
LAKESIDE PARTNERS
RECEIPT NO:CDA061759
AMOUNT
FMSD ZONING APPLICATION F 200.00
ZONE
AMOUNT
PAYMENT RECEIVED 200.00
CK 1006 260.00
TOTAL--__----
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1. THE CgMMC2CIAL WILD IMG WILL HAVE 960* aWAMt !"ECT OM THE FIRST
FLOOR 3600 L. #VIL rFLT PILI, BE USED FOR TALL STOWAGE. 1670 SQUARE
FEET VILL BE USED FOR COOLERS AMO MONK AREA AMD THE RLTIAIMTWG s3lTC
SOUARE FEET IS FOR RETAIL SALES ARCA. _
1. 5VVAR[ PECIFYLOILLLL SIE UTID, WILL LIZED,IAS OFFICC SPACE AND THE RQIOf 4500 SQUARE rECT Or AIYIMC
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As HOW
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4. THE LAVOSCAPIMG PROPOIED VILL INCLUDE 3S SIOM7Bs AVD/Oft TREES AMC 12
STREET TREES. THE LAxogCI oG SQUARE FOOTAGE TOTAL 4615.
S. THE DESIGN OF THE HMA -SITE LI GHTTIMG WILL BE DCSTOWIM 30 AS TO
WVOOVCC MO OFT^ -SITE OI.AKi.
6. THE COLOR OF THE WORTH AMD HEST SIDE WALLA ABI PLANNED IM EAST"
TONp .
7. OUTSIDE STORAGE II INDICATED ON THX SITE PLAN A1W WTLL 00 IH.Y1 By
SOLID IN
TS FENCING. THE AREAS FOR OUTDOOR DISPLAY Lit ALSO I1DtCATU TSD OM
TBITE PLAN.
S. THE OUTDOOR DISPLAY AREA WILL BE ODMCRETE AND WILL HAVEA ISM FTFIT
OVERHANG 1`0001RI
1 THE BUILDING. T B AA FROM THIN Ct
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BEISWIT[OM AREA MILL 29 SLOPED Wl" ASPHALT• THE DETENT10" ANSA
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9. %,M CUTRAYCt WILL HAYS SIGMAGE 10 FELT FROM THE STMEET AMD VILL
CowraMt TD CIT" HW WMXAT 2t ODE STAMDAROS.
10. THE IRRIGATION DITCH IMDI CATCD ON TME SOI7TH SIDE OF TME LIME HAS
NEO, MMIgD iM THE PROCESS OF THE ATwL4T coNttT7uctlON BY THE CITY
Or WHEAT RiDGC.
It. THE USOF THC pROPERTf VILL BE CI EXCLUDING ANY TTPt OE AUTO
ES
%EPA 121C'LEAMING OR SCNVTCING.
113DNC[APMENT HILL OCCUR IM ONE aTAQL.
a, THERE IS r0 Orric IALLT r.GTASLISKIM 100 YEAR FLOOD PLAIN WITHIN THE
LIMITS OF THE DESCRIBED TRACT.
3) tCARIMGS. AS SNOWM UBRS,=. ARE BASED DM TUE ASSUVPTIOR THAT TME
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THE NE OF THE MONUMENTS
MONUMENTS aSHHOVIN ON THE ATTACHND LAM. BCIAPa20. AS1'40'VSAtCD
4) Sia -INCH IRON PIM. WIT" CAP STAMPED LS ASS. RECOVEM AT POIrt
SHOWN THUS I -q .
SI ELEVATIONS ARC RASED ON CITY OF WMEAAT RID" MARK, ATTOP N
EAST ONE-OVARt£R oRHER SECTION
5406.00 IKEr.
61 Sia -INCH S ]Rota PIM WITH CAP STAMPED 16837 ART AT POINT S"O" meal -1
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J I PROPOSED PUBLIC DEDICATION 1,665 SQUARE rELT Al
BU ILDIYG FOOTPRINT 9.600 SQUARE FAST 2
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TOTAL SITE AREA 40,424 sou"M rm I)06
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PreappNo: JAPP1022 PreappDate; 151612010
ApplicantName: IHeinz Silz for Heinie's
Project5treetNo: 111801 W. 44th Ave.
F PreappFeePd PreappFee; $0
NbadmeetingDate;
F NbadmeetingFeePd NbadmeetingFee:$0
Notes; Ifee waived
Case #: I Permit #;
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