HomeMy WebLinkAbout05/19/2016,I
City of
Wheatf"I ge
PLANNING COMMISSION
AGENDA
May 19, 2016
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission
on May 19, 2016 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
*Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-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—April 21, 2016
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. PBG -15-01: an application filed Parfet Storage for approval of a Planned
Building Group to allow six proposed storage buildings and the existing office/home
to be used as an office/home for the site manager for the property located at 5130
Parfet Street. *Continuance from April 21, 2016 Meeting*
8. OTHER ITEMS
9. ADJOURNMENT
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew
Ridge. Call Maureen Harper, Public Information Officer W 303-235-2877 at least one week in advance of
meeting if you are interested in participating and need inclusion assistance.
♦SII
�I'y or
Wheatfz oge
PLANNING COMMISSION
Minutes of Meeting
April 21, 2016
CALL THE MEETING TO ORDER
The meeting was called to order by Chair OHM at 7:02 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:
Commission Members Absent:
Alan Buckram
Dirk Boden
Emery Dorsey
Donna Kimsey
Janet Leo
Scott Ohm
Amanda Weaver`
Steve Timms'
Staff Members Present: Meredith Reckert, Senior Planner
Lisa Ritchie, Planner II
Mark Westberg, Engineering Project Supervisor
Gerald Dahl, City Attorney
Tammy Odean, Recording Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE ORDER OF THE AGENDA
It was moved by Commissioner BUCENAM and seconded by Commissioner
DORSEY to approve the order of the agenda. Motion carried 7-0.
5. APPROVAL OF MINUTES—April 7, 2016
It was moved by Commissioner DORSEY and seconded by Commissioner
BUCKNAM to approve the minutes of April 7, 2016, as written. Motion carried 4-
0-3 with Commissioners BODEN, KIMSEY and WEAVER abstaining.
6. PUBLIC FORUM (TMs is the time for any person to speak on any subject not appearing
on the agenda.)
Planning Commission Minutes - 1 —
April 21, 2016
No one wished to speak at this time.
OTHER ITEMS
A. Continue required actions on Case Nos. WZ-15-10 & WZ-15-11
Ms. Ritchie briefly gave the reason for the cases being included on the Agenda by
explaining the action taken by the Commission was found to be incomplete. Ms.
Ritchie introduced Gerald Dahl, Wheat Ridge's City Attorney, and explained that
his presence at the meeting is to answer any questions and provide additional
clarification on the actions required by the Commission.
Mr. Dahl explained that at the April 7 meeting, for Case No. WZ-15-10, the only
action the Commission took was to approve a motion which was then denied. He
stated both City Council and the applicant rely on the Planning Commission for
recommendations, but none were given. The hearings for the two cases are
complete so there will be no further testimony given. Mr. Dahl explained that
Commissioners, BODEN, KIMSEY and WEAVER although absent from the
April 7th meeting, but in attendance at the March 17th meeting could vote for the
motions if they can answer yes to 3 questions. First, whether the minutes from
the April 7 PC Meeting along with the agenda packet been reviewed. Second,
whether the video from the April 7 PC meeting had been viewed. Third, does the
commissioner feel like they can make an informed decision. Commissioners
BODEN and KIMSEY answered yes to all three questions and will be allowed to
vote. Commissioner WEAVER answered no to watching the video and will have
to abstain from voting.
It was moved by Commissioner DORSEY and seconded by Commissioner
BUCKNAM to recommend APPROVAL Case No. WZ-15-10, a request for
approval of a zone change from Planned Commercial Development to
Planned Industrial Development with an Outline Development Plan for
property located at 12700 W. 44a' Avenue, for the following reasons:
1. The proposal is consistent with the City's comprehensive plan and
other guiding documents;
2. The proposal meets the zone change criteria;
3. The proposed uses and ODP plan are all less intensive than what
could be allowed on the property currently and will serve as a
neighborhood buffer;
4. All requirements for an Outline Development Plan have been met.
Motion carried 4-2-1 with BODEN, BUCKNAM, DORSEY, KIMSEY
approving; OHM, LEO denying; WEAVER abstaining.
Planning Commission Minutes -2—
April
2—
April 21, 2016
It was moved by Commissioner LEO and seconded by Commissioner
KIMSEY to recommend DENIAL of Case No. WZ-15-11, a request for
approval of a Specific Development Plan for property located at 12700 W.
44u' Avenue, for the following reasons:
1. The proposal is not consistent with purpose of a Planned
Development;
2. The proposal is not in substantial compliance with the Architectural
and Site design Manual, the Streetscape Design Manual.
Motion carried 4-2-1 with BODEN, BUCKNAM, KIMSEY and LEO
approving; DORSEY and OHM denying; WEAVER abstaining.
Ms. Ritchie added that each commissioner has been given a copy of the bylaws
and asked that they be reviewed for discussion at a later date. A review of the
bylaws will be added as an Agenda Item at a future meeting.
8. PUBLIC HEARING
A. Case No. PBG -15-01: an application filed by Parfet Storage for appro al of a Planned
Building Group to allow six proposed storage buildings and the existing office/home to
be used as an office/home for the site manager for the property located at 5130 Parfet
Street.
Ms. Reckert gave a short presentation regarding the Planned Building Group 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, therefore the Planning Commission
has jurisdiction to hear this case.
Ms. Reckert stated the property is zoned Industrial -Employment (I -E) and consists of 2
parcels. The one to the north is developed with an 1100 sq. ft. office building and a
detached garage; the one to the south is undeveloped and used as detention for
drainage for the parcel to the north. Access to the site is off Parfet Street to the west
and there is an adjacent right-of-way on the southeast side of the site off of 50th
Avenue.
Ms. Reckert explained to the Commission that staff recommends denial due to the
following concerns including: circulation and interior aisle width, landscaping does not
include species, building architecture has questionable fagade detail, the minimum for
primary and secondary material has not been met. Also, regarding the right-of-way,
staff recommends dedication for 50u' Avenue to be built during development of Phase
2; the detention for this project should be shifted to not interfere with future
construction of 50th Avenue and whether the drainage report indicates that the
improvements are adequate to control erosion on the steep slopes.
Planning Commission Minutes -3—
April
3—
April 21, 2016
Ms. Reckert stated staff met with the applicant and their representatives on April 20th
regarding the concerns and would like to recommend a continuation until May 19,
2016.
Commissioner BUCKNAM asked what the timeline is for the extension on 50th
Avenue.
Mr. Westberg stated there is not a timeline for the 50th Avenue construction; Public
Works would like the right-of-way reserved for the development of Phase 2.
Commissioner BUCKNAM also asked if the applicant knows what kind of material
staff wants to see for the buildings to be ASDM compliant.
Ms. Reckert replied there has been a discussion, but the applicant is hesitant to invest
more money on architectural plans.
Commissioner DORSEY's only concern at this time is the house in the middle of the
property; it seems to hurt the development.
Noah Nemmers Baseline Engineering
1950 Ford Street, Golden, CO
Mr. Nemmers explained that refinements have been made and said the old house will
be staying and will fit in with the architectural style of the rest of the buildings. All the
development will be on Lot 1 and they are currently making refinements to Lot 2 to
improve the drainage. With regards to staff's concerns, the applicant agreed to reflect
the 20 -feet of ROW for 50a' Avenue on all plans; ROW dedication will be required
when Lot 2 develops; pond improvements will be modified; they hope to demonstrate
substantial compliance with the architecture criteria, further analyzation of drive
aisles.
Mr. Nemmers explained that with regards to the materials, the code is being followed
and will be amended for clarification on the final set. There is a 1 -foot offset that
extends to the roofline that meets the requirement; the treatments are intended to
embellish the street facing elevation; the level of fagade detail shown was prepared
based on the ASDM requirements for both color and material. The primary materials
reflect the 40 % hard coat stucco and it will be above the foundation by at least 6". The
secondary materials do not exceed the 60% threshold; and the glazing reflected on the
elevations meets the 15% transparency. Southern and eastern drive aisles widths will
be 24 -feet and the interior drive lanes will be 22 -feet. The proposed landscaping is in
accordance and the correct species have been chosen, just not put in the plan where
they will be located. Finally, the tenants will not have access to a dumpster as it would
encourage them to dispose of unwanted goods.
Commissioner KIMSEY has concerns about the 22 -feet drive aisles.
Planning Commission Minutes -4—
April
4—
April 21, 2016
Commissioner OHM asked about the hours of operation and if the landscaping square
footage is 9,928 sq. ft. or 8,095 sq. ft.
Mr. Nemmers said the hours of operation will be Monday through Sunday 6am to 9pm,
and the landscape plan is correct showing 8,095 sq. ft.
Commissioner OHM also had numerous questions regarding the landscaping and
lighting that he would like addressed on the landscape and lighting plans by the May
19 meeting. A copy of the list of questions will be given to Mr. Nemmers for review.
It was moved by Commissioner WEAVER and seconded by Commissioner
DORSEY to continue Case No. PBG -15-01 until May 19, 2016.
Motion Carried 7-0
9. ADJOURNMENT
It was moved by Commissioner DORSEY and seconded by Commissioner KIMSEY
to adjourn the meeting at 8:01 p.m. Motion carried 7-0.
Scott Ohm, Chair Tammy Odean, Recording Secretary
Planning Commission Minutes
April 21, 2016
5—
♦SII
City Of
c�7�IheatR�dge
COMMUNITY DEVEIAPMENT
Memorandum
TO:
Planning Commission
FROM:
Meredith Reckert, Senior Planner
DATE:
May 12, 2016
SUBJECT:
Continuance of Case No. PBG-15-Ol/Parfet Storage
At their April 16, 2016, meeting Planning Commission considered a request for approval of a
Planned Building Group plan for property located at 5130 Parfet Street. Upon recommendation
of staff, this case was continued until May 19, 2016.
In the April 16 Planning Commission report (Exhihit 1, April 21 staffreport), Staff had given a
recommendation of denial for the following reasons:
• The intent and purpose of a Planning Building Group "to promote better overall
utilization of a site by promoting improved vehicular and pedestrian circulation and
access, more efficient layout of parking and a better overall landscape and architectural
design scheme for the total site, while at the same time ensuring adequate standards
relation to public health, safety, welfare and convenience in the use and occupancy of
buildings and facilities" were not being met.
• The design proposed did not support the general health, safety and welfare for the
neighborhood and the City due to substandard circulation aisle widths compared to
industry standards. Insufficient information was shown on the landscape plan.
• The goals and objectives of the Transportation portion of the Comprehensive Plan and
the Subdivision Regulations were not being met as a right-of-way reservation for West
50a' Avenue was not being accommodated by the applicants.
• The conflict with an existing detention pond which was located in the future reservation
for 50' would be a liability for the City when the future extension of West 50a' Avenue
would be completed.
• It was unclear whether the proposal was in substantial compliance with the ASDM. The
building architecture shown in the PBG document lacked detail regarding facade
articulation, facade detail and materials. These treatments appeared to be "faux" and not
thoughtfully integrated into the development. (Exhihit 2,April21, 2016PIanning
Commission minutes)
Since the public hearing, the following has occurred:
• A copy of Commissioner Ohm's list of specific concerns regarding the landscape plan
was provided to the applicants.
The applicants agreed to designate a reservation for West 50'' Avenue to be constructed
if and when the southern portion of the property is developed or when the City
implements the completion of 50th Avenue from Miller to Tabor.
The drainage plan was modified to shift the pond out of the 50th Avenue right-of-way
dedication area
Revised PBG plan sheets were submitted which add a note on the front page limiting
vehicles to 17' in length with signage at the entrance alerting drivers of the restriction.
The maximum vehicle width allowed into the development is not something which can
easily be monitored by staff and could have a negative impact on Parfet Street with large
trucks maneuvering on the street since they can't get into the site. (Exhibit 3, revised plan
sheets)
The internal drive aisles are still shown at 22' which do not meet the industry standards
of a minimum of 25' with 30' widths at building corners. The east side of building C and
west side of Building D are accessible only via a sidewalk with no direct drive aisle
access further complicating internal circulation.
Modifications to the landscape plan were made in accordance with Commissioner Ohm's
comments. However, the applicants are still asking that the plant list be left "loose"
regarding species so that the landscaping installed can take advantage of materials
available at the time of construction. Plant materials were relocated from the eastern
property line and were added to the west side of the access drive to provide buffering for
the house and greenhouse to the west. However no landscaping is provided on the south
side of the main drive aisle directly adjacent to the house. The Landscape Table is
incorrect in that the minimum landscape coverage required is 15%.
The revisions include suggested language from Staff regarding the West 50u' Avenue ro-
w reservation.
• No changes have occurred to the PBG plan sheets regarding the site plan layout,
photometric plan and building elevation sheets.
• It was again recommended by Staff that a professional architect be brought on -board to
provide input as to how the architecture is conforming to the ASDM. A perspective
drawing could help both staff and Planning Commission understand how the design and
development will be appropriate for the site and the area in general. The applicants opted
not to do this.
The applicant is requesting that the modified plan be approved with the following conditions:
Commercial vehicles accessing the site be limited to 17 feet in length (to address the 22'
drive aisle concern) and that this restriction be signed at the entrance to the site.
Final architecture and building elevations be prepared by a licensed architect meeting all
City design criteria for the building permit application submittal.
Final revisions be made to the landscape and lighting sheets addressing any items not
meeting City design criteria and Mr. Ohm's comments from the previous hearing.
STAFF RECOMMENDATION:
Staff has concluded that the proposed modifications are still not sufficient to meet the intent and
purpose of the Planned Building Group plan. There continue to be concerns with interior
circulation due to substandard drive aisle widths. Staff still has concerns regarding the
architecture being proposed with questionable compliance with the ASDM and suitability for the
site.
SUGGESTED MOTIONS:
Option A: "I move to DENY Case No. PBG -15-01, a request for approval of a planned building
group site plan on property zoned I -E at 5130 Parfet Street, for the following reasons:
1. The modifications are still not sufficient to meet the intent and purpose of the Planned
Building Group plan.
2. There are still concerns for interior circulation as the plan is substandard to industry
standards.
3. There are still concerns regarding the architecture being proposed for questionable
compliance with the ASDM and suitability for the site."
Option A: "I move to APPROVE Case No. PBG -15-01, a request for approval of a planned
building group site plan on property zoned I -E at 5130 Parfet Street, for the following reasons:
1.
2.
3."
City of
"Wheatp, dge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO:
Planning Commission CASE MANAGER: M. Reckert
DATE:
April 21, 2016
CASE NO. & NAME:
Case No. PBG-15-01/Parfet Street storage
ACTION REQUESTED:
Approval of a Planned Building Group to allow multiple
structures on a single parcel
LOCATION OF REQUEST:
5130 Parfet Street
APPLICANT:
Parfet Street Storage
APPROXIMATE AREA:
3.5 acres
PRESENT ZONING: Industrial -Employment (I -E)
ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS
ZONING ORDINANCE (X) DIGITAL PRESENTATION
Planning Commission
PBG-15-O1/Parjel Street Storage
[IBIT 1
All notification and posting requirements have been met; therefore, there is jurisdiction to make a
decision regarding this request.
REQUEST
The applicant is requesting approval of a planned building group (PBG) for property zoned Industrial -
Employment (I -E) located at 5130 Parfet Street.
Pursuant to Section 26-116 of the code of laws, a PBG site plan is required in all zone districts other
than planned development and mixed use districts for properties on which more than one primary
structure is proposed. An application for more than four main structures requires approval by the
Planning Commission at a public hearing. This case will not require review by City Council. Per
Section 26-116.D.2., the decision of Planning Commission is final. Appeals from a Planning
Commission ruling shall be to the Jefferson County District Court.
A formal neighborhood meeting is not required for this application.
11. PROPERTY DESCRIPTION/HISTORY
The property is located at 5130 Parfet Street, between Ridge Road and W. 5e Avenue extended in the
northwest quadrant of the City. The site consists of one developed parcel (Lot 1 or northern portion),
and one undeveloped parcel (Lot 2 or southern portion). While Lot 2 does not have structures on it, it
functions as detention for the northern lot. Access into the proposed development site is from Parfet
Street. The property also abuts the interior intersection of West 501h Avenue and Oak Street. West
50" dead -ends at the southeast comer of the property.
The northern portion of the lot (Lot 1) is developed with a single -story 1 135 square foot office
building, and a detached garage. Other improvements on the northern portion include parking,
landscaping and a small, screened outdoor storage area. (Exhibit 1, Aerial Photo)
Lot 2 is located to the south of Lot 1 and is undeveloped. Lot 1 is relatively flat and connects to Lot 2
through a steep and narrow sliver of land. Lot 2 has a considerable grade change with an estimated
13% grade at certain points. Both lots are under common ownership and equal approximately 3.5 acres
in area.
Surrounding properties include a variety of land uses and zoning. To the west is a transmission
substation which is zoned A-1. Abutting the property to the southwest are three parcels (5120, 5110,
and 5006 Parfet Street) all zoned Agriculture -One (A-1) with single family, greenhouse and farming
uses. To the north and east of the property are developments zoned PID, which have a variety of
office/warehouse and manufacturing uses. The property south of Lot 2 is an undeveloped parcel zoned
Planned Commercial Development (PCD). (Exhibit Z Zoning map)
The subject property was rezoned from Planned Industrial Development (PID) and Agricultural -One
(A-1) to Industrial -Employment (I -E) pursuant to Case No. WZ-14-15. The property was previously
used as an electrical contractor's office and storage yard. (Exhibit 3, site photos)
Planning Commission
PBG-15-01/Parfet Street Storage 2
III. PROPOSED PBG SITE PLAN
A planned building group entails site plan review for a parcel with more than one primary structure.
Pursuant to Section 26-116.A., the purpose of a PBG is "to promote better overall utilization of a site
by promoting improved vehicular and pedestrian circulation and access, more efficient layout of
parking and a better overall landscape and architectural design scheme for the total site, while at the
same time ensuring adequate standards relation to public health, safety, welfare and convenience in the
use and occupancy of buildings and facilities". (Exhibit 4, Reduced copy of PBG)
The applicant is proposing to develop the northern portion of the property into a six -building self -
storage facility with an office/residence. No development on the south side will occur at this time
except for drainage improvements required to accommodate the storage facility's storm water runoff.
The original residential building in the interior of the site is proposed to serve as an office and the
property manager's residence. The front building (building A) has a 10' build -to line from Parfet
Street which is consistent with the standards in the I -E zone district. A 5' setback is provided from the
northern property line.
Access drive and interior aisle widths
Primary access is provided by a curb cut onto Parfet Street which extends to the east into the property.
It intersects another major drive aisle east of the office structure. Both of these drive aisles are 24' in
width and have been approved by AFPD as fire lanes. Other interior access between buildings is 22'
which, in stairs opinion, are too narrow for general circulation around the storage buildings. The City
does not have a minimum aisle width for this particular use; however, our research has shown that at a
minimum the industry standard is 25'. Many Denver metro municipalities require 30' or more for
interior drive aisles for self -storage development. Theses wider widths are required to allow for safe
maneuvering of moving truck, often by drivers with infrequent experience driving such vehicles.
Access into the site from Parfet Street is controlled by the use of an electronic gate. The gate is inset
40' from Parfet Street so that vehicles have room to pull off the street as they wait for the gate to open.
West 50'" Avenue extending east from Miller Street dead -ends at the southeast corner of the property.
The City is requesting a dedication of 20' for extension of 50u` across the southern boundary of the
property. Section 26412 of the Subdivision Regulations requires that "streets shall confonn to the
requirements set forth in the subdivision regulations, the comprehensive plan, the Bicycle and
Pedestrian Master Plan and the Streetscape Design Manual of the City of Wheat Ridge." That
dedication would be accomplished by separated instrument. Street construction would occur when Lot
2 develops. See additional discussion further in Section 111, of this report.
Landscaping
Landscaped coverage on the property is indicated at 19% where 10% is required in the I -E zone
district. The majority of the landscaped/open space coverage occurs along Parfet, around the office
and along the eastern property line. While quantities have been met, exact species have not been
identified. Instead the applicant has included a plant list from which plant species can be selected at
the time of building permit.
Budding architecture
The building architecture shown on sheets 4 — 9 does not comply with the Heavy
Commercial/Industrial design standards specified in the Architectural and Site Design Manual
Planning Commission
PBC-15-01/Parfet Street Storage 3
(ASDM). These substandard items include fagade detail, faqade articulation, materials, and
transparency. Even though the facades on building A are embellished, the standards specified in the
ASDM are not being met. The following are excerpts from the ASDM.
A. FACADE DESIGN
Design Principle: Buildings serving heavy commercial and light industrial uses should include
variation and human -scaled components to prevent monotonous and two-dimensional design and to
contribute to the character of the community.
Section 4.2.A. Design Standard: Fagade Detail: Each faqade shall incorporate at least two
of the following elements: reveals, belt courses, cornices, deep overhangs architectural repeating
elements of at least 1' in depth, recessed windows, color and /texture differences.
Section 4.2.A. Design Standard: Faqade Articulation: Each fagade shall have at least one
variation in plan depth, a minimum one foot in depth for every 100 linear feet of the length of the
faqade such as recessed entries, recess windows and/or storefronts, offsets in the fagade including
columns, pilasters, protruding bays, reveals, etc.
With regard to faqade detail and articulation, the elements shown appear to be "faux" in nature and
have not been thoughtfully integrated into a comprehensive design. An example of this is the 1'
faqade break that is not carried up into the roof line.
B. MATERIALS
Design Principle: Buildings should utilize high-quality, durable materials that provide variation and
visual interest.
Section 4.2.B. Design standards: Materials
Primary materials: must comprise 40% of the faqade and must be one of the following
materials: brick, stone, textured, colored concrete block or hard coat stucco.
Secondary materials: may not exceed 60% of the fagade to include: smooth -faced CMU.
EIFS, metal panels or articulated concrete panels.
The elevation of building A is shown has having 40% hard coat stucco and 60% metal or other
material with 15% transparency but these numbers don't seem accurate nor are they accurately
represented on the plan set. Staff has concerns with stucco being utilized adjacent to the ground and
potential concerns for long-term durability.
The rest of the buildings on the site are composed of metal with wood trim.
No accommodation has been made for trash collection on the property.
Detention pond and Right -of -Way for West 50n' Avenue
In 2009, the City adopted Envision near Ridge as its Comprehensive Plan, The Comprehensive
Plan is a document that among other things, acts a tool for guiding development and establishing land
use policies
Planning Commission
PBG-15-01iParfet Strert Storage 4
One of the major components of the plan is Transportation. The Transportation Structure Plan
identifies targeted areas for future transportation -related improvements. These improvements focus on
improving transportation options and connectivity for all modes of transportation. The plan identifies
West 50" Avenue as a proposed roadway from Kipling Street on the east extending to Ward Road on
the west. This connection is intended to provide an adequate transportation grid needed to serve the
northwest portion of Wheat Ridge.
The RTD Gold Line commuter railway lies five hundred (500) feet north of the subject property, and
there are two rail stations located within about a half -mile of the subject property in Arvada and at
theWard Road Station in Wheat Ridge. The Gold Line is scheduled to be open for service this year
and upon its opening the importance of the W. 50'" connection to the City's transportation grid will
become very apparent:
• The future W. 50W' Avenue will serve as a collector street and requires approximately 60 feet of
Right -of -Way to construct to current standards.
Planning Commission
PBG-/5-BI/Parfet Street Storage
• To meet the City's current roadway design standard for a collector street it will necessitate a
twenty (20) foot strip of Right -of -Way (ROW) dedication along the south line of the subject
property.
• The owners of the subject property were made aware of the ROW dedication requirement
during the Pre -Application meeting held with City staff on April 16, 2015.
This was reiterated to the applicants subsequent to the pre -application as follows:
• The 20' strip will need to be dedicated but the construction of the street would not be required
with the current development proposal on Lot I (the northerly lot).
• W. 50" Avenue improvements would not be required with development of Lot I, but rather
construction of these improvements would occur upon development of the southerly Lot 2
(development of Lot 2 is currently referred to as "Phase 11" by the owners).
• If drainage modifications are necessary to accommodate the current development, the cost of
the design and construction falls back to the developer.
Detention Pond Reconstruction
An existing stormwater detention pond constructed during a smaller, prior project currently
encroaches about five feet into the twenty foot strip of proposed ROW dedication. The civil
engineering documents for the current application state that:
• The existing detention pond is inadequate in size and must be enlarged to accommodate the
current project.
• The enlargement design of the existing pond includes regrading along the south side of the
pond, creating a situation whereby the City must redesign, reconstruct, and re -certify, a
privately -owned detention pond in order to complete the future W. 51P Avenue connection.
In order to avoid having a private detention pond within public ROW, Public Works has required the
pond be regraded in a manner that relocates the south berm of the pond five (5) feet north of the
current design. Moving the pond five feet north allows most of the existing pond area to be used in the
redesign, while keeping its final location outside of the 20' strip of proposed W. 50°i Avenue ROW.
The property owners have indicated that they are not will to comply with this requirement, resulting in
an encumbrance to a public ROW by a private detention pond.
Drainage report
The drainage plan for the site does not adequately accommodate the proposed improvements. The
proposed drive between Lot 1 and 2 is very steep with approximately a 12% grade. The westerly
swale as designed will be prone to erosion. Staff has requested additional erosion control measures to
stabilize this area.
IV. PLANNED BUILDING GROUP CRITERIA
Planning Commission
PBG-15-01/Parfet Sweat Storage
In order to approve a planned building group application, the Planning Commission shall consider the
criteria listed in Section 26-116.D.3. of the city code. Staff provides the following review and
analysis of the criteria:
1. The proposed plan complies with the zoning and development code and is not contrary to
the general welfare of the immediate neighborhood and economic prosperity of the city.
While the use of the property for self -storage may be appropriate at this location, the design
proposed does not provide a benefit to the general health, safety and welfare for either the
neighborhood or the northwest portion of the City. The self -storage use, in general, generates
minimal tax so there is not a substantial economic benefit.
If the dedication for West 50`s Avenue does not occur, the goals and objectives of the
Transportation portion of the Comprehensive Plan and Subdivision Regulations are not
promoted. Further, the conflict with the existing detention pond will be a liability for the
City's when the extension of West 50'h Avenue is completed.
Staff finds that this criterion has not been met.
2. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Menial (ASDM).
The application is not in substantial compliance with the standards set forth in the ASDM with
regard to architecture. The architecture of the buildings has not been thoughtfully designed
with cohesiveness that results in a benefit to the area. Specific examples include the use of
materials which have questionable long term durability and the negative aesthetics of"faux"
architectural treatments.
There are also concerns from staff regarding the drive aisle widths on-site. The 22' -wide aisle
widths are sub -industry standards and no allowances are made for larger turning radii around
buildings.
Staff finds that this criterion has nor been met.
V. 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: Can serve the property from the 24' wide drive aisles running from
Parfet along the southern portion of the property and on the east side of the office.
Valley Water District: Can serve. Has a concern about grade issues if and when Lot 2 develops.
Wheat Ridge Economic Development: Has indicated that while the storage facility is probably a
good use of the property, the elevations on the buildings with frontage need to be more aesthetically
appealing. The drive aisles appear inadequate in width for larger vehicles.
Planning Commission
PBC -I5-01 /Pnrfel Street Storage
Wheat Ridge Public Works: Has commented regarding traffic and drainage. These comments were
detailed in Section Ill.of this report.
Xccl Energy: Can serve.
VI. STAFF RECOMMENDATION
Staff concludes that the application does not support the general health, safety and welfare of the
neighborhood and City and is not in compliance with requirements of the ASDM. Having found the
application is in conflict with the goals of the Transportation Structure Plan and Subdivision
Regulations, Staff recommends denial of the planned building group with conditions listed below.
VII. SUGGESTED MOTIONS:
Option A: " 1 move to DENY Case No. PBG -15-01, a request for approval of a planned building
group site plan on property zoned 1-E at 5130 Parfet Street, for the following reasons:
1. The design proposed does not support the general health, safety and welfare for the
neighborhood and the City.
2. The goals and objectives of the Transportation portion of the Comprehensive Plan and the
Subdivision Regulations are not being met.
3. The conflict with the existing detention pond will be a liability for the City's when the
extension of West 50" Avenue is completed.
4. The proposal is not in substantial compliance with the ASDM"
Option B: -I move to APPROVE Case No. PBG -15-01, a request for approval of a planned building
group site plan on property zoned 1-E at 5130 Parfet Street, for the following reasons:
1.
2'.
Planning Commission
PBG-15-01/Parfet Street Storage
Exhibit 1 — Aerial Photo :1
Planning Commission
PBG-l5-OUParfet Street Storage
Exhibit 2 — Zoning Map
YE
SOI H FVt
V71
Planning Commission
PBG-15-01/Parfet Street Srorage 10
Exhibit 3 — Site Photos
Planning Commission
PBG-15-01/Parfet Street Storage
Looking north on
Parfet Street —
property on the
right
Looking northeast
across the
property
11
Access aisle into
property from
Parfet — office on
the left
Storage area east
of the office
Planning Commission
PBG-15-01/Parfet Street Storage 12
Looking west
where 50"'
Avenue dead -ends
at the SE corner
of the property
Looking west
toward detention
area on Lot 2
Planning Commission
PBG-15-01/Parfet Street Storage 13
Exhibit 4 - PBG plan
Planning Commission
PBG-15-Ol/Parfet Street Storage 14
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
DECI.ARmm OP PLAKW BUE. 0 lBtDUP 410 PARM BMW
NN[FF/$ PMa SMK YL rAtE 141161 nM1m BI1xNE wPf RM fq M OM1 6 N41
IW9Y YMn4 N9aWt IG NAt RQ m% w U6 M M IM Af.P i1CWr � Aa
NrEAFAC M an q MAl m¢ xIs M.nolm sw Nq w JJ—
raW. M�IFAi� w Mq Mnw4 q M nIM6 NUM vmv rt M an w xul6¢
6 Mt4 N IMH9anN NFNA9N5 q M WO MSA NY N 4I OIIW IW.t n N
M 96Sp q NIM9 LwE wOI MO tNt yp 0.W x0 M OOIMIM 9AwG MIA
9xCFppt PFww4A 91®15 NO At9M W65 M NAY 6 14!96.
11056 w NMwAw N wwC .W 04Y N'IDAS MO 9Wl WI M m6MCM4'A MO
WAAIYF w Iy WO MO sIMOFLS Nm16 SM19XM M1MI510 4l mgIY6 M9 W4106
¢t IpM M 901 NN[i N9 gMMRS
awe.A9n sW . M.1 A. u YEYMNWINS
WIRPm6w I
IW
6xn R m6m1 1
M Ip®G wMxYl w IdOS61ID mW IS MS _ WYw � A6 0_ q
Nno w xw w 6Mu Nx, rt m9®1 E0�
MIIM1r 0.Bi
CITY CB&TBM1C =
I I W --.a
�IYan
4Num Ms_ouq_
rtMangs TAox
AmsT
mv>me�
RMS
aWel6avmrlmo—
COUNTY CLM AND REODRDHRS
CRTMCATE
SLIEwWmIM )
)II
mNRR nr6m1 )
I IW6 am Mr M wwl 4u nm x M 9r1II q M aMn mN Mo N6WI
mxIYu 1966A 6AAa IlA paw Jew _ N__
_A0.Ywt_Px¢_
rmWp MS _ wr q � _ T M on q NfA163 NIaNE ovmx
l nM.YI Y M1tlN m IWr 6MY 9Nt M NMLY A M oI9MR 6 P1V.1_5ffi]_W
.S�WIAw 66.5 MY/A4Q NM NPGN[WOM SLAMS aIV11N� M
AS 4p®M MSNPMYw 0.w 1mAARr NAIDIO w 9.911Y.
F0.41 Y qM\ LS tTIM
NnwwhWsbBbW.
CBII )9Tw./M Elp.
swu r.1w
1.]IgMy]I60.W aYi1�/Y• �O. F�IIdmO IWM AT X•ITffiyI-
(mYw MAt KQ W4Q
NSI At ACOT 0P ®!N1 P E I/1. Te NNII S A }I/f YIMY
W QS D➢Q N M tl11WL YIVLI NM MI FlSYAV S11tl
NOM
I. 91NL i M95NI1 MM 3CIMIX x6 -W] C( M Y T 1 x..a " FEHI.w GYCE
2 VNOYIANG 91Ill E WIRIMT YM 3CMN x6-. T M'MFAT MJ IF IGNI6 M9 OFhlC &T 6K.
!. PAWN[ 91N1 K Ctl951EYT 1(M %C1 W-501 V ME N l MIX£ ZNnY . W -NI roJE.
Y. 9R W OLNLNC MW 511.41 E WYM1 T WM MU. 16-W V ME wW MME ERYMG .V:O
CfH1Q1GYT@
5. ypAM yNly E M ml WM mim N R Mf WIFA1 Pp£ 1MXC W CFYFIWYFNi N]E
6, M WIpG Y10 L sl.VgA6511LL xCLLm1 M IAWRCRPN YL 9R [E9IXI YAWLL
PROIBCI' 11R8CPBDON'
/ ePopA'R� q MI}YAY9 91P.e4 WR w WPAOprs N M OEIW �M W 9YY1 n m
M�66xWm4�PA'6I� i�u FIm 1MWM 0.560xA6vAn o9c WpAdrs Yl [YW1q
NL MLM. NH6gFAM191[I40IDw Nq NGIRxoM4 [MM N[6gi
1016 R ggA61 AF IMI a /Y -1 W : Wo.1r-9MAr
n6 Rgo9.Yl NN 6Iq M MFIISA m10.Y w RYI 6} N MY 9rt gggtlll q M 9M4 A 9R NM NrJ16
4 E 4X56
CAN BLPMM
a -Ix m
W-Itra
X-15
WTi1}p
o-Ihm
uj
ZIPIP
J j
W
N
I I W --.a
�IYan
Sm n�]
16a ®Aw W 1 x v4Wr yr 9mlew ANr a wMt a M o11u mr 6r
pF 6111[0 K 1w141M0XN1
m
9R MY
bi
1c."m
WI611!¢
WIN MFA6wPR
_—mmommm����8����
mml m MM
Wi4 mMIR:
swu r.1w
1.]IgMy]I60.W aYi1�/Y• �O. F�IIdmO IWM AT X•ITffiyI-
(mYw MAt KQ W4Q
NSI At ACOT 0P ®!N1 P E I/1. Te NNII S A }I/f YIMY
W QS D➢Q N M tl11WL YIVLI NM MI FlSYAV S11tl
NOM
I. 91NL i M95NI1 MM 3CIMIX x6 -W] C( M Y T 1 x..a " FEHI.w GYCE
2 VNOYIANG 91Ill E WIRIMT YM 3CMN x6-. T M'MFAT MJ IF IGNI6 M9 OFhlC &T 6K.
!. PAWN[ 91N1 K Ctl951EYT 1(M %C1 W-501 V ME N l MIX£ ZNnY . W -NI roJE.
Y. 9R W OLNLNC MW 511.41 E WYM1 T WM MU. 16-W V ME wW MME ERYMG .V:O
CfH1Q1GYT@
5. ypAM yNly E M ml WM mim N R Mf WIFA1 Pp£ 1MXC W CFYFIWYFNi N]E
6, M WIpG Y10 L sl.VgA6511LL xCLLm1 M IAWRCRPN YL 9R [E9IXI YAWLL
PROIBCI' 11R8CPBDON'
/ ePopA'R� q MI}YAY9 91P.e4 WR w WPAOprs N M OEIW �M W 9YY1 n m
M�66xWm4�PA'6I� i�u FIm 1MWM 0.560xA6vAn o9c WpAdrs Yl [YW1q
NL MLM. NH6gFAM191[I40IDw Nq NGIRxoM4 [MM N[6gi
1016 R ggA61 AF IMI a /Y -1 W : Wo.1r-9MAr
n6 Rgo9.Yl NN 6Iq M MFIISA m10.Y w RYI 6} N MY 9rt gggtlll q M 9M4 A 9R NM NrJ16
4 E 4X56
CAN BLPMM
a -Ix m
W-Itra
X-15
WTi1}p
o-Ihm
uj
ZIPIP
J j
W
N
BHBBT INDEX
APP1nx11TP
Sm n�]
16a ®Aw W 1 x v4Wr yr 9mlew ANr a wMt a M o11u mr 6r
pF 6111[0 K 1w141M0XN1
m
9R MY
6gCw IG6
WI611!¢
WIN MFA6wPR
31.1Y5 1.II
mml m MM
Wi4 mMIR:
141m 4 4tl
T4
ICI�ML NAnS
]yVl9 61
M6
MN Np fMAMWMMe
]1�1
xuWN r 6xvIM6
64 AFh
NW1NNvs 6 w
pN
IRpS IAM
YAY Imll
9'd (41[MWj Y -f a949i xSd 1k6WSi
.Moo fA6
NY96 RV
W1011I¢
14w q p991111Y19'/@
I= Iz 1=
M
x
"BASELINE
V
,
k
=EW4-II�YN'LNNYM
a6
�'.m�4lv�idEB PL
m]
erAwo
ARCEnT
^MN
@
Nm
Y'± T__MMCIPAUff
a9wloRu 9moe
Rf
W �
. T.
a
milmuc
7 XCUEaV-
wsr.ws°FA
8
P@E PROT8713DN
6
MRCMN o6Ml
®
u,�
ru'i�5mx106
BHBBT INDEX
RM DATA TABLE
Sm n�]
16a ®Aw W 1 x v4Wr yr 9mlew ANr a wMt a M o11u mr 6r
pF 6111[0 K 1w141M0XN1
m
9R MY
6gCw IG6
WI611!¢
WIN MFA6wPR
31.1Y5 1.II
N6
Wi4 mMIR:
141m 4 4tl
T4
P
M4AM'4 M11I6
]yVl9 61
M6
MN Np fMAMWMMe
4W 9' 9))
xuWN r 6xvIM6
64 AFh
NW1NNvs 6 w
pN
IRpS IAM
YAY Imll
9'd (41[MWj Y -f a949i xSd 1k6WSi
.Moo fA6
NY96 RV
W1011I¢
14w q p991111Y19'/@
i 2
Mm1gvA9pp Ans
x
Ynw q 6o w aAw
BHBBT INDEX
9mn
Sm n�]
n
mq
m
9R MY
O
WH
A.
}o9FA MA1p6
1]
N9INGBFlpA66
u
n4Ac<wgM6
'uwR o 9SWo6
egceN s 6xv1966
xuWN r 6xvIM6
NW1NNvs 6 w
pN
nlMuq Mlll
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP w r
AN OFFICIAL DEVELOPMENT PLAN IN THE MY OF WHEAT RIDGE Z
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
{[ CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO lid J d
L _ pMRrt ISpGT w c
N
- eiwaa OORIi, ® Maaa %LLMC � is
T p]S LSIDp!
N.enx%iw In ® wo+sv Iay[NaC
f-xlmsn.+ ` tp m�sem xam,sm • _ Y
IrMY P 511m MOc e v ZRMT....s ®WYS F IR% . .. f..1 WIa.0 I wRia VM91A,G
11E IMtlAi [®A5 f.b• • • • • • • • .t9.:.tSC.:.:.;.; e.Sa.:...:.1.::n1 e. .. n
rale � �[ m^A. � Mama IaoaElr %uorir � z
iT lac .ux o� non%rr ur
sista : IM xmn
w avn e 'y w5 lmmwul rs'°ma oval ur ;
all. S e# # n mx 6 rwlur
' nuvnN
voa v u a—r—a x sly..— m'—I—o'—I—fP naw rarnn
„e' - Ix%ov rolelamu � ¢
ax rM la.l ' � nmKev urz
p vru[r um
aim .e aruiE as04c ,yea 0� n ai06L hi[�pwSiwwC)
n ,a awn b
Eels.
wr aoi�n �i mall -v,? ns Oe Mall a wr�w �E i � � I
sn�mt a
Iw Man a M1. 9
I niaM
r 14VIrz1 �a5' 65'Ml &YYw a5 e S IlS !e O3�%.nan
d
/7 T 1 x5iy1 im 1 Y
le./ ne a.m. ort —_— _ yl%Iim.) — —_-_— ve KIM
ilvar\ le ua)min.clw m rm xm w a a,opn wu m a,iMnw, No
_________
- _- ----- . ---I r
Ms, u oxo ..irnr r a mmMs oa ry rPs i aiTl a
s re'a'l ixn
1 aMM[M WSf,dM rM aWrQ NGS aYl YE pi E IM16 V a(
FE
I_/ _-m, 5.� ❑ 49M.m Nb O'a AIISaYN M2 �
Y M.wslmmx.emnmwsmsunm xp pml mew � a
acwa rc
InR NOKM9aM ���� 4 aIMII6 RC®Xi NMIWY.R tlnAN:lA A416Y. N�
�n� g aFM aaf Ylp!
YMw 4{R f.Lf S IIE pSEaMIIl WId 51Na4e59WL tlRIMFNIOi SMt
h < Tn pmlw0 aNi wainarorwm oPrra pw
ZI YNIkY Ma
yGia p rawnl FE P
0 _ _ IY VaN2 f911.
Q V�� � WNarM bnpanAm) NM
V
' YNR wIf. OaI MTP YUNn EW,.
I¢ p IDlwa®) - .. osip�iEm n !0'1515' E I2s3s'1
P. ac pplial T NAYts INNiMsw�rrxli
i F
2 `a
�+ ,vib .— /�� cza x.s
wcsnalal) N
I 4T: PIM p® 4nu.,
I
I
I
I
' I Y
/ I
1,11
III
,
IP Ywl,
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFMCIAI. DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
//
(� BWYb MY � \ 1
RMLT EYI.
IIPC M lYlw) _ I ' \I
I 1
\
' r
"7'w
I [[ j tt�["-'•�- [['
I ;
I 11 1
� I11 1
/II 1
I
W
RYwO
Lam
Z P
Em 5
7`71 ]9
b[
SRFE111p1• f
I,�n,aww.
J d
�
a,
L LI
4
N €
- �]Y Ru60nM
_ BwCIBIL
--61Lr w'!f® e4A OYIM
4T"`" \
t
y�f°
M2 ul IMMMfY MG 9lYLE4RkU T.iW4 wIWl.4
0 9Em
PM
I
L
3�MI1B4 BF 40 9wR 9lBS EL E LS1/wwd i1. LIMIYMt
1 `\I1
i
I I ' '
-
1""' I6,wW WIB4 9w.° S IYIB"W IM.wIL IMBMW
a
1
ELISIIB�lb[Q ,iE N14 WwiM6 NY12
a�
y
jr� awc
c
,ems.
I
..
RYwO
f�
pp }IQ
Em 5
7`71 ]9
b[
SRFE111p1• f
5
OF9R �• .
�
OF9S 9b6'
b
_ BwCIBIL
IM YN1% 11
4T"`" \
-I BIL I
y�f°
M2 ul IMMMfY MG 9lYLE4RkU T.iW4 wIWl.4
1
PM
I
1 1 1 1 \
3�MI1B4 BF 40 9wR 9lBS EL E LS1/wwd i1. LIMIYMt
1 `\I1
'g
I I ' '
-
1""' I6,wW WIB4 9w.° S IYIB"W IM.wIL IMBMW
/
1
ELISIIB�lb[Q ,iE N14 WwiM6 NY12
111 I
j1
I I
LANDSCAPE TABLE
..
RYwO
f�
pp }IQ
Em 5
7`71 ]9
b[
SRFE111p1• f
5
OF9R �• .
�
OF9S 9b6'
b
-
.. bsmn can
,ems.
LANDSCAPE TABLE
..
RYwO
f�
pp }IQ
Em 5
7`71 ]9
b[
SRFE111p1• f
5
OF9R �• .
�
OF9S 9b6'
b
c�1 / I I 1-V 1 1
11 1
9RS Mb 9R614RIOI V[9fYhY 0.WL NSf IOlm mw
1 1 1, I i
PLANT LIST
1
.. bsmn can
,ems.
aSIS11SRM
I "-_ -b Y3�11ErSili)
^
ae,r
o�.��vr
rwc a.un
-------------
,.
nlll BlBwwBxl
N
aNlc sw
1 Iw10YlPE PI/N
�
mo
o mn
mti
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN TEE CITY OF WEEAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
BUILDING A - EAST (FRONT) ELEVATION
BUILDING A - WEST (REAR) ELEVATION
-
M'n'W 9O WY
MQ T ®Alpo. Ui
9APON f1OROI•p{
,0IA/,IN1HR M
SOUTH NORTH
BUILDING A - ENDWALL ELEVATIONS
1' BUILDING OFFSET
1' EACH WAY TAN WALL
AND ROOF COLOR ON
ALL BOTTOMS HARDCOAT STUCCO
COLOR: RUST
AND BATTEN
w m+l
,� .
I :- �`
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
COLOR: TAN
BUILDING B - EAST (FRONT) ELEVATION
W
Z
J
W g
N €
BUILDING B - WEST (REAR) ELEVATION
0
w�
R
sww xoxix 6 s
BUILDING B - ENDWALL ELEVATIONS
w�=w<
5®
w �n
��w-SR
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP Lu g
AN OFFICIAL. DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE Z
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO W
AND ROOF TRIM
TAN /F COLOR: RUST
BUILDING C - WEST (FRONT) ELEVATION
BUILDING C - EAST (REAR) ELEVATION
DOORS
COLOR: TAN
w
P4rlr
d�
a
BUILDING C - ENDWALL ELEVATIONS
11OI • ! rt
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
BUILDING D - EAST (FRONT) ELEVATION
BUILDING D - WEST (REAR) ELEVATION
VitN
BUILDING D - ENDWALL ELEVATIONS
a
0
Z
..
W
N
BUILDING D - ENDWALL ELEVATIONS
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
COLOR: TAN
BUILDING E - EAST (FRONT) ELEVATION
BUILDING E - WEST (REAR) ELEVATION
WELDING E - ENDWALL ELEVATIONS
W r
Zs
W g
N € s
mW
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
BUILDING F - SOUTH (FRONT) ELEVATION (WEST HALF) COLOR: TAN
BUILDING F - SOUTH (FRONT) ELEVATION (EAST HALF)
BUILDING F - NORTH (REAR) ELEVATION (EAST HALF) BOARD AND BATTEN
P
BUILDING F - NORTH (REAR) ELEVATION (WEST HALF)
BUILDING F - ENDWALL ELEVATIONS
UNE
w mn
w
Za
J d
W
V1
MATCH LINE .40 -F
A
0
AN OFFICIAL. DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUT'I EST OF SECTION 16, RANGE 69 WEST OF THE STH PRINCIPAL MERIDIAN,
CITY OF MHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
1, to e.. e.o a: t'. e. a.: e= a,-. ].: e.. e.= b.N a.. %'o e., ay
"
BmmINL r
a e
5.e Le a \.: 5.• Sa le 6a ].r • ].• t.a to }.: ] 1. L . 0.• Ie.• 4.a t.. ]a .] La
: na
e.o
).• D o ro 6UI1➢ING A + } r OM } • l.+ � e t . }
6.a Du a = Ar A:• 5 t': BU:DINL
BUILDING B BUILDING C O e l.• }. i BUILDING U } } BUIL DING E
1
5.e Di` a 1. ] }+ l' •) 1
��• � b. :5 s.
n.a D• 54� ./-5.e—}.�—}.r Y.r-1.r .>—x:a -�.r az —1.0—T.f��.• !.: , ',..� Ti.-];a�
e. a. ro.: ry. a• a., e., n. ea ea !. as ! b• a+ e a D. ,. n n e z., t.y./+ e.'
IS.: e. e.. n: 5. L= ea e.: e.. }_• e.• e: {a ba a ea C. e: e,n n ..a a et'.n
n.: $.I e..
w�iI
11 EDA PHOTOMETRIC SITE PLAN
N
GROUP
t: D.e t.o n.o e.. e.• n.e n.o
m
awmn
uscW.Norl
Nobllw
MxtsWalmx
w.wo Iullaw
was
nW¢
:.
•OM
WM. u,M,,,ms,nM �"�,ic`'"'`.o:.-
saex
�vr'u
uumw
n�'.�w-•n-s-:
lawm
•
•pttY,
W :O imMuq. rUL
R PIY91.
F
IVVN
agllwt
AK_YYY-•N—•-1
A/9a
11 EDA PHOTOMETRIC SITE PLAN
N
GROUP
t: D.e t.o n.o e.. e.• n.e n.o
m
awmn
uscW.Norl
Nobllw
MxtsWalmx
w.wo Iullaw
was
nW¢
:.
•OM
WM. u,M,,,ms,nM �"�,ic`'"'`.o:.-
saex
�vr'u
uumw
n�'.�w-•n-s-:
lawm
•
•pttY,
W :O imMuq. rUL
R PIY91.
F
IVVN
agllwt
AK_YYY-•N—•-1
A/9a
e e
0♦
�4.i
6.:
�a�
e.e
J
.�{•
d:
ert
LUMINAIRE SCHEDULE
m
awmn
uscW.Norl
Nobllw
MxtsWalmx
w.wo Iullaw
was
nW¢
:.
•OM
WM. u,M,,,ms,nM �"�,ic`'"'`.o:.-
saex
�vr'u
uumw
n�'.�w-•n-s-:
lawm
•
•pttY,
W :O imMuq. rUL
R PIY91.
F
IVVN
agllwt
AK_YYY-•N—•-1
A/9a
:. CwipM2 tiaw iF51: WIN M MMIrt(a Hoop a0 PGRIy:.
GENERAL NOTES:
: mrvrtn mows sN.. a u.. rv:.
wim
} �� rvnulns m•u E u. •mrn aon m
nlrwWv Inn.�c w rmnxc auaxc s rmWc '
lervW. encs: aoMWx wam. nanlW
Mo�aaWla W`�""nOXiucs. z .oa revwm «ale ; i s
u'EM\ SM1LL wMR I J
a°Wn w rlWm m.
'oNlnaa'
wimau, unsss mxwWst p
it 1V ------
I /
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN TAB QTY OF WIMAT RIDGE
LOCATED IN THE SOUTWEST OF SECTION 16, RANGE 69 WEST OF THE STH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
1 \
os—I / 1`� i \I ,< OS 1 rsa* T
\I , / laf �G 1
J_
�?a1W 1
/ a
m mlolmp
��.�.� wmW wixra s.vl aosWuu
-so- a¢Iw ma
.� mcml. mmr w v.N rsrm
QIOJI NII O®l\IOI
w-nvl xvumn
0 • e.v1 rmi.l=I
r <•sw wrcla
o • loo -n c -saw
I 1 Y'w
I I n (A Iv uvrt
I 1 I I dl � pll
7 WS(tlOt pGWAF PVH
pIG
I Bc :pert
1
,l
i
___ aww mllox
,
+.m
a�
sl,o---
I 1 Y'w
I I n (A Iv uvrt
I 1 I I dl � pll
7 WS(tlOt pGWAF PVH
pIG
I Bc :pert
1 '\
W
Z'
Jd
LL
Q
i
___ aww mllox
,
+.m
— a Ilam moon
sl,o---
NNm Bms mrmv
/9 C
,
—5 W—
PoPHY INW ONIYP
�nmx
y
Iw oaWo»m.wr.lm vsm
(//
Nasorra b /
A$
Wo onNs No
i
Qj
aml roa mw.nvl
/ i
/
�I
' j•
=9-
1 '\
W
Z'
Jd
LL
Q
�W Lm R-0IMr tB110 NYMC.WIA
SMIYkR
NON 0\t MM6
PNC 4Vr
I [(Nlavm oR.Wrt[ rWl
nw.an
Y
�nmx
Nasorra b /
A$
Wo onNs No
�W Lm R-0IMr tB110 NYMC.WIA
SMIYkR
NON 0\t MM6
PNC 4Vr
I [(Nlavm oR.Wrt[ rWl
nw.an
It was moved by Commissioner LEO and seconded by Commissioner
KIMSEY to recommend DENIAL of Case No. WZ-15-11, a request for
aproval of a Specific Development Plan for property located at 12700 W.
44` Avenue, for the following reasons:
1. The proposal is not consistent with purpose of a Planned
Development;
2. The proposal is not in substantial compliance with the Architectural
and Site design Manual, the Streetscape Design Manual.
Motion carried 4-2-1 with BODEN, BUCKNAM, KIMSEY and LEO
approving; DORSEY and OHM denying; WEAVER abstaining.
Ms. Ritchie added that each commissioner has been given a copy of the bylaws
and asked that they be reviewed for discussion at a later date. A review of the
bylaws will be added as an Agenda Item at a future meeting.
8. PUBLIC HEARING
A. Case No. PBG -15-01: an application filed by Parfet Storage for approval of a Planned
Building Group to allow six proposed storage buildings and the existing office/home to
be used as an office/home for the site manager for the property located at 5130 Parfet
Street.
Ms. Reckert gave a short presentation regarding the Planned Building Group 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, therefore the Planning Commission
has jurisdiction to hear this case.
Ms. Reckert stated the property is zoned Industrial -Employment (I -E) and consists of 2
parcels. The one to the north is developed with an 1100 sq. ft. office building and a
detached garage; the one to the south is undeveloped and used as detention for
drainage for the parcel to the north. Access to the site is off Parfet Street to the west
and there is an adjacent right-of-way on the southeast side of the site off of 50ih
Avenue.
Ms. Reckert exp�,to the Commission that staff recommends denial due to the
following concerns including: circulation and interior aisle width, landscaping does not
include species, building architecture has questionable fagade detail, the minimum for
primary and secondary material has not been met. Also, regarding the right-of-way,
staff recommends dedication for 501h Avenue to be built during development of Phase
2; the detention for this project should be shifted to not interfere with future
construction of 50'h Avenue and whether the drainage report indicates that the
improvements are adequate to control erosion on the steep slopes.
Planning Commission Minutes -3-
April 21, 2016 EXHIBIT 2
Ms. Reckert stated staff met with the applicant and their representatives on April 20th
regarding the concerns and would like to recommend a continuation until May 19,
2016.
Commissioner BUCKNAM asked what the timeline is for the extension on 50
Avenue.
Mr. Westberg stated there is not a timeline for the 50'h Avenue construction; Public
Works would like the right-of-way reserved for the development of Phase 2.
Commissioner BUCKNAM also asked if the applicant knows what kind of material
staff wants to see for the buildings to be ASDM compliant.
Ms. Reckert replied there has been a discussion, but the applicant is hesitant to invest
more money on architectural plans.
Commissioner DORSEY's only concern at this time is the house in the middle of the
property; it seems to hurt the development.
Noah Netnmers Baseline Engineering
1950 Ford Street, Golden, CO
Mr. Nemmers explained that refinements have been made and said the old house will
be staying and will tit in with the architectural style of the rest of the buildings. All the
development will be on Lot I and they are currently making refinements to Lot 2 to
improve the drainage. With regards to staffs concerns, the applicant agreed to reflect
the 20 -feet of ROW for 50°i Avenue on all plans; ROW dedication will be required
when Lot 2 develops, pond improvements will be modified; they hope to demonstrate
substantial compliance with the architecture criteria; further analyzation of drive
aisles.
Mr. Nemmers explained that with regards to the materials, the code is being followed
and will be amended for clarification on the final set. There is a I -foot offset that
extends to the rood me that meets the requirement; the treatments are intended to
embellish the street facing elevation; the level of facade detail shown was prepared
based on the ASDM requirements for both color and material. The primary materials
reflect die 40 % hard coat stucco and it will be above the foundation by at least 6". The
secondary materials do not exceed the 60% threshold; and theglazing reflected on the
elevations meets the 15% transparency. Southern and eastern drive aisles widths will
be 24 -feet and the interior drive lanes will be 22 -feet. The proposed landscaping is in
accordance and the correct species have been chosen, just not put in the plan where
they will be located. Finally, the tenants will not have access to a dumpster as it would
encourage them to dispose of unwanted goods.
Commissioner KIMSEY has concerns about the 22 -feet drive aisles.
Planning Commission Minutes -4—
April
4_April 21.2016
Commissioner OHM asked about the hours of operation and if the landscaping square
footage is 9,928 sq. ft. or 8,095 sq. ft.
Mr. Nemmers said the hours of operation will be Monday through Sunday 6am to 9pm,
and the landscape plan is correct showing 8,095 sq. ft.
Commissioner OHM also had numerous questions regarding the landscaping and
lighting that he would like addressed on the landscape and lighting plans by the May
19 meeting. A copy of the list of questions will be given to Mr. Nemmers for review.
It was moved by Commissioner WEAVER and seconded by Commissioner
DORSEY to continue Case No. PBG -15-01 until May 19, 2016.
Motion Carried 7-0
9. ADJOURNMENT
It was moved by Commissioner DORSEY and -seconded by Commissioner KIMSEY
to adjourn the meeting at 8:01 p.m. Motion cat tied 7-0.
Scott Ohm, Chair
Planning Commission Minutes
April 21, 2016
Tammy Odean, Recording Secretary
5—
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
WrtPIA$ ernrr sIOLK x[ at[ smnln I nwm vmx omv u, ILO M art a NAI
Al .wm+x wldWr m NAt R¢ mS a u6 m M WO NA IPWAV aha A4
ql mm
MEISAS,tlM arc a Y41 SQ w5 MV.6 LL 0.W a J_/�mW
�. txfsrae w wL.wwx a M nAMEv xMa4 aax n M ar a NAr MNE
mYMAInI n x]M m aW61M RPa49R a M UIO AG x0 N ML PO1611Ni If n
M
Mll a A glxfn xYpC CFAP qp MI $m 0.W /Ip X aO1x1E IP4R a[W
IS a 9®x11 0.Pou9P5. 91VEV6 M AOix IXESS Al xxl 6 MxnQ.
xFl[O A NM.M tl Mlxt W N. RMR xm 9W1 Wr N m16mCNt IH W
Al R W IMO MO SIMM xW®.MI 9IN M1N m ALL OOIYM MO YRA.N
M,ABmTYamRxaNama.a.
arae PMrtr MAAa xe n. A wm0 AS x]entwxml
nAEaaLmmP )
M
aMTYamWa )
M IN[Q4 YSMWY! MS 1O]VANID BIN IF MS _ 41Y a _� A¢ ID_ w
x9k4 nWIO NB alga 4µ w NS®].' [YRS
IITMI RmF
CffY Ciffl iWN
NWm110 _Pna�_NM.Y AWAITS
ATTEST
ORISLTxlq�
a�mRTAOEMaSMar
omaaTa®cmis—
COUN77 CLM AND RECORDERS CERTIFICATE
nAR a ma.MP 1
IS
mina Antro )
Mill Tat. Mr Nmm x M. a M. pp x0 am¢Ya
mxn AI MmA LuaL4a n �Maam.-AL w X _ ar a
—MYmx_Pra_
mFrsM Laatt xE.w Ax0 Mmmm
m �
MIW4n M _ av a � _ n M an a NAt NM BA1rs mL®L
c I " Y A' I19.... s
�� TWi.Diw �um w°Noiaima a�woal m m 1'0'NM ssar main 1a�almWm
AS Mn®. M rWGMIeF RMI MAFARV R1®IR Yx 9MEVSIANS OM'11 R1® 01/N
AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 WEST OF THE STH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
BSE PARINI .4BEEI
1 �iC
AWPNINT
N[I SM.2 uG
�wn
I�
mLRrmN
�I
e
>N vaee N TtlwL-0xMRMI
Y
Ad
mMEN
!
nlQ
�
snms u
BASELINE
°m
Tama na
n.a
k
MA. W..�N.TMm�P-
xmr. nmTL u tRp
a
Ems nv
M
mm
EME.Wx
ns
b
Al Mxk
!rs
RITE BENIC DI'll
M pSYYF In(m
M IG IIxflE6N31IYq(OGln nTYIR.�r9.F
Ammo DII- an, L. nwmu r a NAt ..'al
xM A\ xCAll mPP WIY a [ T/4 SS tlOI O A yl/f NBYY
V PS L@Q tl Xtl1YRE 2tWF xN W fLLYAIOF S1Sn
T. ETI 91ALL B: owsismAr am YCMXI IB -La W M x T III RAW AW MALOVEIT CIM.
I LAWAO MW 9WL K IX11il Mm Si AM m W a M Al AM zMwG AW oE1£1romNr CRE.
I PWASIL 9T.VL K C WME5 r am MO. ] . W M Al PoWF t.l AW NVNO'KTI RIX.
A SITE Nx 91LOW M. 'ALL m C919SEAT xM MCLM M -W [ ME Vi KM ZOOK Mx
MMLOIW lT OME
SSUAMf 94LL H MAIam A91101 N a M Y1FAI MM ZMW AW M'. O`KMr OM.
s. ME Sifil WO RSM STATAMS mL M. NE NN IMAW 9R LES. ..A-
),STE"AM9ULLWEmx'CCWlMN AMOK x MITI TU'A S LWEE 1] RETx
A 1MLx1Y ECT AM SW R Wp LRATED NAL M SOUN WAKLAN LE a LOT 2 PI PARA SAAAKA T,
mi 3 M%AT is KEP' KMIK0 AS R9TC IxM-a-xAY FM NE NNPF MASES IM R YES\ 'AN
AVEWE W IUMA DITI wx/MxxAM FAWN$ M ONP NNAAMT STWCALKS MALL K AUMED Wall
NE WWDAN OF mE MSWATMM AL NE ONE 91ALL KIM M T T N USE SAO EE4AWMM AREA MR.
Aql ME AS LOT z PMRR PMN Smil MACT 1 BRAT a Di AT RE TEE 6 YD UP i
REWLL.I.T mE SZ-.' gEs"i "'A 9WL R MOI
m NE ON a 1AEAr "I'MASAlP
RW -a -.AY N M MT mAT TLE ON SEms TO CIASTI CI MST SON MERLE PNM TO NE RNICMR a
SAD LOT z TME mill Hnn A, ASsi AuKES TO 4 SAID ICSDI.ANx AREA TO MF ON AT FM KAREN
VALLE
K
O
Q�
N
M
T
AWPNINT
N[I SM.2 uG
�wn
I�
mLRrmN
�I
e
>N vaee N TtlwL-0xMRMI
Y
Ad
►tutacDALrrY
i = a z l =
nlQ
�
snms u
BASELINE
°m
Tama na
n.a
k
MA. W..�N.TMm�P-
xmr. nmTL u tRp
a
Ems nv
M
mm
EME.Wx
ns
b
Al Mxk
!rs
m -Toa
k�Y
Mill YAmS
0.YMn Rpxm
1WIaZ
.1..
ARCHnwr
�5
�]
4NmAi
a0
0
w
M PMLOI➢ MaflniR m®T a W-W9xR.tila.1R INR W Al m M IBTR Ir m
x
kK
�
u[aVPr
a
�xr�� arLE f N26 m M fl[ u m ar a eMLI STRi Ma . MWATL WE ElAT
Yb4 B nkW106
nlnvm
K
O
Q�
N
M
T
SITE DATA TAKE
SHEET INDEX
16LL Wq[ 1011 Y PMRL WM 9QOX mKI i IFRAr p.101 xrlllf9l ml Ow
>N vaee N TtlwL-0xMRMI
Y
Ad
►tutacDALrrY
TOOAMABvm
nlQ
�
snms u
las
xw Baan
Tama na
n.a
WiLC9iR@w
ew
mPiAle�Pom
xmr. nmTL u tRp
DIM ea sAaMx4ewN
Ems nv
M
mm
EME.Wx
ns
b
Al Mxk
!rs
m -Toa
k�Y
Mill YAmS
0.YMn Rpxm
1WIaZ
.1..
Q
TBE
�]
IVZ OLM.T
a0
xAwl a xnn4s sxa
M PMLOI➢ MaflniR m®T a W-W9xR.tila.1R INR W Al m M IBTR Ir m
x
kK
�
u[aVPr
a
�xr�� arLE f N26 m M fl[ u m ar a eMLI STRi Ma . MWATL WE ElAT
Yb4 B nkW106
nlnvm
£
xarM40MMIGmL Wx�mBZNA�Am UAY.Wx
NWCaTWInn
FDIE FRODICDON
WBYrtYmx- w Nv4s m M mNaTm Anx aAP Ym mm.®In M wAMM MM ME mac
Y0w o aLwmn
®
�.o..u�ovu7w. man
404 L lO6
mu
War -afar
w
E
uM.r NanT
.mem
v
K
O
Q�
N
M
T
SITE DATA TAKE
SHEET INDEX
16LL Wq[ 1011 Y PMRL WM 9QOX mKI i IFRAr p.101 xrlllf9l ml Ow
>N vaee N TtlwL-0xMRMI
a M x WI a W FM ➢E AC .fes TE Msr AN
TOOAMABvm
nlQ
mx A9aaANMa
snms u
las
xw Baan
Tama na
n.a
Mx MILAMB mmrs
P.MOA
0 dw
xmr. nmTL u tRp
DIM ea sAaMx4ewN
Ems nv
M
mm
EME.Wx
ns
Al Mxk
!rs
m -Toa
Mill YAmS
0.YMn Rpxm
1WIaZ
.1..
S i
TBE
xiSY a Pxm .
i
a0
xAwl a xnn4s sxa
K
O
Q�
N
M
T
SHEET INDEX
Elill
a M x WI a W FM ➢E AC .fes TE Msr AN
x-Tsm
LOT FARETEIrs
NEMAICIMI
ALAI
rROX\AR 91Au M IFaTIrtO AT NE ME a RY4LPLMr a Lor z PAAEi PA9t 9T9MN9M. rMtr i dRAr p.
OU MEW I
m
sS[r nr,[
xmr. nmTL u tRp
AI
a
m -Toa
PRO= DEWBRDON:
M PMLOI➢ MaflniR m®T a W-W9xR.tila.1R INR W Al m M IBTR Ir m
x
ym0 A OkyA1nB
u[aVPr
a
�xr�� arLE f N26 m M fl[ u m ar a eMLI STRi Ma . MWATL WE ElAT
Yb4 B nkW106
Wim,-ly.a
xarM40MMIGmL Wx�mBZNA�Am UAY.Wx
NWCaTWInn
WBYrtYmx- w Nv4s m M mNaTm Anx aAP Ym mm.®In M wAMM MM ME mac
Y0w o aLwmn
404 L lO6
War -afar
w
E
uM.r NanT
MOwYMAYaaxlxW.
a�amta.MaXrR�mW ,Raeam aMm R.amRW m�
EXHIBIT
3
Calle.nn.yweq.
K
O
Q�
N
M
T
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN TH8 QTY OF WHEAT RIDGE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 'WEST OF THE STH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
I
I� ll
T- - -'
IXSIE MMMf1159.) $YM2Y NIA W5 Mr
EJ3.1Ai6% ` MCM SN0,W1 SI�A/MM f2Y
YM� 1YYY 6511¢S MOA Sh9i9'IS EI]]5.01) Q
M Ilbin¢ ¢mA¢
...............
.. ss.
L
ms ajlm.) n>
t t MIM nm
r � t
c
0.
Z
g
u
IOr
K-\
Lu
0
MSBp mqE .rN A
,
;..--- ---------
—
— -- y ----------------------- --------
-----------------,
V-
MC
�0.LLN mIWY 1OfY Ml AIOd451V}N WtiIMCtl1 YO
� � Miwmt r u mom¢ wIA rvw wI ¢ wo. w
2 mTKIw YAf RM w6VY¢M6 MI5 M[M]l 1 PM5nnM
LanoNT wM eXo m lrs www MXR
s
�
_.--
_—__.
a
°O®°0O0
I
I
4
OAVs80U
'
�
2 Mww,imXAm Moron xcm¢m Exw.xID xn. Mrwm c
� a
i i
t
SAWII> WSXMPY
' x I
I
—
M]IIAMY AE
�
[[
bl llE
SFlNI1' 91M
Fu
.� R
a awn,6 M.T® aF IPRIWXE O}Imtlw m NAY.
ws
IxrR Il1¢i w NMIM
A GS w F9NMi
' '"
':�i
A ONLBIICP
RAf®YOIGLOTA
v n516I mAx5 Mllm auawS wMI MnY SaPm[sIMNc
gC
S::
IXRm IFlYS
6
(Mc meowWlal
r Mmm¢¢]MUIm Tniw wnn
�
MJVS➢G4
i
b�
LFi
C
HB"
� w ewiaol
W
I H
O
9 s
------- --
�/
VFOFM AAI
I
�
S Mln mn.
I
wA MRR TMln ui.
1101
F
y5
i
p
YOfid
a®Y
ac w w,amol
xi0G8
Lora
x YMYS [
xN6.G
'IMY
,AII
YAGIl
YAY
LAG£
1wY
f16[. ItlWA) y��(`Yyy
IT
nG M]MIaRO)
rMMS MVIC �rwN�tMMx
l` v�
wwrx m
k
om 0 s-
{1Ec M mnamo) g
�:Ilr' vi tiE wa
W IMI
YY
a x.r.s
6 mgErz
°�¢ aNxi
q
♦
ATHO r X,
PM IIIP.1
�aawowxtt� �J
.Ia>;
^""Lm¢wmmx
N
1 9R AAX
A n
1 wv¢
cz ce
yl rmI
Sxw An
5n•:
L
ms ajlm.) n>
t t MIM nm
r � t
c
Z
g
u
Lu
0
MSBp mqE .rN A
;..--- ---------
—
— -- y ----------------------- --------
-----------------,
gr i
❑ Mis
�0.LLN mIWY 1OfY Ml AIOd451V}N WtiIMCtl1 YO
� � Miwmt r u mom¢ wIA rvw wI ¢ wo. w
2 mTKIw YAf RM w6VY¢M6 MI5 M[M]l 1 PM5nnM
LanoNT wM eXo m lrs www MXR
s
�
_.--
_—__.
�_o.
°O®°0O0
AJCHO V:NUM14
I
4
OAVs80U
'
�
2 Mww,imXAm Moron xcm¢m Exw.xID xn. Mrwm c
� a
i i
t
SAWII> WSXMPY
' x I
I
—
M]IIAMY AE
�
[[
bl llE
SFlNI1' 91M
Fu
.� R
a awn,6 M.T® aF IPRIWXE O}Imtlw m NAY.
ws
IxrR Il1¢i w NMIM
A GS w F9NMi
' '"
':�i
A ONLBIICP
RAf®YOIGLOTA
v n516I mAx5 Mllm auawS wMI MnY SaPm[sIMNc
gC
S::
IXRm IFlYS
6
(Mc meowWlal
r Mmm¢¢]MUIm Tniw wnn
�
MJVS➢G4
i
b�
L
ms ajlm.) n>
t t MIM nm
r � t
c
u
Xar
;..--- ---------
—
— -- y ----------------------- --------
-----------------,
gr i
❑ Mis
�0.LLN mIWY 1OfY Ml AIOd451V}N WtiIMCtl1 YO
� � Miwmt r u mom¢ wIA rvw wI ¢ wo. w
2 mTKIw YAf RM w6VY¢M6 MI5 M[M]l 1 PM5nnM
LanoNT wM eXo m lrs www MXR
s
�
_.--
_—__.
�_o.
'
�
2 Mww,imXAm Moron xcm¢m Exw.xID xn. Mrwm c
� a
ivI'TMwtw lml¢e
I
anva
�
SFlNI1' 91M
�
a awn,6 M.T® aF IPRIWXE O}Imtlw m NAY.
ws
IxrR Il1¢i w NMIM
':�i
bOcw ¢m Nmi
v n516I mAx5 Mllm auawS wMI MnY SaPm[sIMNc
(Mc meowWlal
r Mmm¢¢]MUIm Tniw wnn
_18Gy
� 3
3
b�
LFi
C
HB"
� w ewiaol
W
I H
O
9 s
------- --
�/
VFOFM AAI
I
S Mln mn.
I
wA MRR TMln ui.
1101
F
y5
�
p
ac w w,amol
x YMYS [
IT
nG M]MIaRO)
rMMS MVIC �rwN�tMMx
wwrx m
k
{1Ec M mnamo) g
Mm
a x.r.s
♦
a
�aawowxtt� �J
^""Lm¢wmmx
N
1 9R AAX
A n
1 wv¢
cz ce
yl rmI
Sxw An
5n•:
C2n
PARFET STREET MINI STORAGE PLANNED BUILDING GROUP
AN OFFICIAL DEVELOPMENT PLAN IN THE MY OF WHEAT RIDGE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 16, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
I /
I I r Q mpg
\
5 \ 1 1 \
w i �Ir1Np1 �_� I I 1
\ ,.'
�_
Lu
11 / 1 1 1 11 1 1
!II I I II I I I I
u�
ZLu
! 6
�
uolo,r or
__.I. awu moon
.A L
>SIIf9w6• m
_y,1Y– IX�WI mIIM
�
�
R"
SIN— 1!I/m� Wll mIRP
♦p
gym— wa®raw Prlw
i
�
Q_ aPu mr
' C \\
i°�x.umrro
SII? I mj l �
I= Iz
9=
g
g
111 � I I
I
MFWM IIa MO 9NR 9QE 4 f 6lNBm n.4Y3M
7
fl✓f`l sNe
A�Y41�OFN.�Y.IM�MN4
�Y
I l
/
SMI -gyp WhnA4�9lVL�H IY�Im
m®]NOMMM WYYl3fO mYC
`p'
,iI
I
\ ,.'
�_
11 / 1 1 1 11 1 1
!II I I II I I I I
LANDSCAPE TAMX
pp
�
�• 5
YFy �
>SIIf9w6• m
' C \\
i°�x.umrro
SII? I mj l �
I
.xn aousmlwn n. mm, xlmus
iwunm mla
g
g
111 � I I
I
MFWM IIa MO 9NR 9QE 4 f 6lNBm n.4Y3M
7
CIIIII
A�Y41�OFN.�Y.IM�MN4
�Y
I l
/
SMI -gyp WhnA4�9lVL�H IY�Im
m®]NOMMM WYYl3fO mYC
`p'
,iI
I
ii
I
71111 I
I
W
\ ,.'
�_
11 / 1 1 1 11 1 1
!II I I II I I I I
LANDSCAPE TAMX
pp
�
�• 5
YFy �
>SIIf9w6• m
= �'�/ � ' 1 i 1 � I nm •o oalamswlrz vslm wn um xolm mar
T' 1 1 SI 1 1 I PUNT WT O
oz x
�I \\ \\\I N1 gGll O• 0 2
-
/ 0.W M m61Ry6111 RP40 M11C � iIX�RRtTh69� � Af01i)
.wwa(0 rin �.Komw..m.um.o mnur
c (sl wlwt wrx.l n[oro'Ixutxn4 .�: wn as
wYN[LI[
1 Wp3IPE PLNI �� �