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HomeMy WebLinkAbout10/20/2016I City of WheatRdge PLANNING COMMISSION AGENDA October 20, 2016 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on October 20, 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— September 15,2016 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. WZ-16-01: An application filed by AMOF Partnership for approval of a zone change from Residential -One (R-1) to Planned Mixed Use District (PMUD) with an ODP for property located at 10001 W. 32vtl Avenue. B. ZOA-1606: An ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning the implementation of a residential bulk plane development standard. 8. OTHER ITEMS 9. ADJOURNMENT Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew Ridge. Call Carly Lorentz, Assistant to the City Manager at 303-235-2867 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 2. 3. 4. 5. I City Of ]�9rWheatRoge PLANNING COMMISSION Minutes of Meeting September 15, 2016 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:01 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Dirk Boden 14,6 Alan Buckram Emery Dorsey Donna Kimsey Janet Leo Scott Ohm Steve Timms Amanda Weaver Lauren Mikulak, Senior Planner Lisa Ritchie, Planner II Zack Wallace, Planning Technician Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner DORSEY and seconded by Commissioner TIMMS to approve the order of the agenda. Motion carried 8-0. APPROVAL OF MINUTES — September 1, 2016 It was moved by Commissioner DORSEY and seconded by Commissioner LEO to approve the minutes of September 1, 2016, as amended. Motion carried 5-0-3 with Commissioners BUCENAM, TIMMS and WEAVER abstaining. Planning Commission Minutes September 15, 2016 1— 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Benny Gonzales 3145 Eaton Street, Wheat Ridge Mr. Gonzales said he, family and neighbors feel the 12 1/2 foot bulk plane is a good fit for the R -1C neighborhood. Michael Epson 2905 Chase Street, Wheat Ridge Mr. Epson stated he and others in the neighborhood feel the 35 foot height limit does not fit the character of the neighborhood because the majority of homes are one story bungalows. He stated the decks of the large homes look directly in the other backyards and there is a loss of privacy which could limit property values. Mr. Epson handed out graphics and petition which was circulated through the neighborhood and signed by neighbors who support a 12 1/2 bulk plane and a height limit of 25 -feet for the R -1C zone district. He added that those development standards would be more in line with the character of the neighborhood. Victoria Mendoza 3021 Chase Street, Wheat Ridge Ms. Mendoza stated she is happy to be in this neighborhood and added she also does not think the 35 -foot height limit fits the neighborhood and to please consider a 12 1/2 foot bulk plane. She feels the character of the neighborhood will be changed if the height limit stays at 35 -feet. PUBLIC HEARING A. Case No. ZOA-16-05: An ordinance amending Section 26-711 of the Wheat Ridge Code of Laws, concerning billboards, to establish a billboard vacancy process. Ms. Ritchie gave a short presentation regarding the ordinance amendment. 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. She stated that City Council wants to codify an existing administrative policy regarding billboard regulations. Council was asked if there are any other standards if they want to look at, but codifying the policy is the only action they wish to take right now. Planning Commission Minutes -2— September 2— September 15, 2016 Commissioner BODEN asked when the permit application is approved does the contract between the property owner and the billboard company follow the land and is the City involved. He also inquired if the City issues a permit each time the billboard content is changed. Ms. Ritchie explained that the City is not a party to those types of agreements. The intent of the policy is to protect the billboard owner and the landowner. The City also does not review the content of the billboard. Commissioner TIMMS asked if the policy of this ordinance to keep the billboard in the city only along I-70. Ms. Ritchie explained the intent of the policy is to keep the billboard count at 16 and only along I-70. There are two non -conforming signs along Ward Road that are not oriented toward I-70. Commissioner OHM asked why a building permit and a letter to the Community Development Director are necessary to modify or take down and replace a billboard. Ms. Mikulak explained that the notification and demolition permit is a safety net that will protect anyone modifying the billboard and will also make sure the billboard location will not be lost if it is temporarily taken down. Commissioner DORSEY asked if a non -conforming billboard is vacated and torn down on Ward Road would another one be built on I-70. Ms. Ritchie explained we would still only have 16 billboards in the city per the code. It was moved by Commissioner TIMMS and seconded by Commissioner LEO to recommend APPROVAL of the proposed ordinance amending Section 260711 of the Wheat Ridge Code of Laws, concerning billboards, to establish a billboard vacancy process. Motion carried 8-0. B. Case No. ZOA-16-04: An ordinance repealing and reenacting Section 26-615 of the Wheat Ridge Code of Laws concerning Commercial Mobile Radio Service and making conforming amendments in connection herewith. Ms. Ritchie gave a short presentation regarding the ordinance amendment. 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. Planning Commission Minutes -3— September 3— September 15, 2016 There are new FCC regulations for local government that within 60 days all applications for a facility that is not substantially changing be reviewed and approved. Also staff recommends the establishment of the following additional development standards relate to all facilities: Colocation, Federal Requirements, Safety Standards and Residential Uses. Commissioner BODEN asked about subsection D-4 and abandonment of CMRS facility and the guidelines. Ms. Ritchie said there are guidelines for abandonment, but this particular section about the City being reimbursed is new and was written by the City Attorney and is consistent with similar provisions elsewhere in the code. Commissioner BUCKNAM asked about subsection 8c and why it is possible to put a CMRS facility on a multi -family building as opposed to having a free standing facility and is more of an aesthetic choice. Ms. Ritchie stated the wall mounted antennas are less impactful. Ms. Mikulak added the city has a limited amount of multi-level structures and the wall mounted facilities tend to stand out less than free standing structures and there is more opportunity for colocation. Commissioner BUCKNAM also asked if the change in height from 7 to 12 feet is due to a change in technology requirement. Ms. Ritchie stated it is not uncommon to have taller antennae because it could reduce the amount of facilities in the city. It was moved by Commissioner KIMSEY and seconded by Commissioner DORSEY to recommend APPROVAL of the proposed ordinance repealing and reenacting section 26-615 of the Wheat Ridge Code of Laws concerning commercial mobile radio service and making conforming amendments in connection herewith. Motion carried 8-0. 8. OTHER ITEMS A. Discussion: Residential Development Standards and Bulk Plane Mr. Wallace stated that the Community Development Department started research on Residential development standards during the summer of 2016. During study session with both Planning Commission and City Council in July Staff was directed to keep moving forward with the bulk plane research. On August 22, City Council adopted an emergency ordinance which implemented a 45 degree Planning Commission Minutes -4— September 4— September 15, 2016 bulk plane requirement measured at 15 feet above the property line in the R -1C zone district. This emergency ordinance is effective for 90 days. Mr. Wallace gave a brief description regarding terminology of bulk plane definitions. The bulk plane restricts the building envelope as a structure gets taller. Mr. Wallace explained that neighboring jurisdictions have bulk planes ranging from 10 to 17 feet. Staff does not recommend the 10 or 12 foot bulk plane because they are too restrictive and do not support the City's goal of reinvestment because they severely restrict a property's potential building area The 17 foot bulk plane is also not recommended by staff because it is too permissive and allows development at a mass and scale that is inconsistent with existing neighborhoods. Staff recommends a 15 foot bulk plane requirement because the height provides a reasonable building envelope in which property owners may reinvest in the property, while also reducing the likelihood of the three-story construction. With this, Mr. Wallace asked if there is support for a 15 foot bulk plane from the commission. Commissioner BUCKNAM sees the rationale for a 15 foot bulk plane and thinks it fits with the Envision Wheat Ridge Comprehensive Plan, but with the small lots on the east side of town a 15 foot bulk plane does not address the Envision Wheat Ridge character aspect. He would like to encourage staff and City Council to consider taking in to account geographic boundaries or modification to the 15 foot bulk plane and with the smaller lots a lower bulk plane. Commissioner DORSEY would like to see the difference split between the 10 and 15 foot bulk plane and have a 13 foot bulk plane and he wondered how staff came up with the 15 foot bulk plane. He worries about the people's privacy on the east side of town with the structures being so tall and the 3`d story patios. Mr. Wallace explained that Staff analyzed bulk plane starting between 10 and 17 feet above a property line as those were the most common found throughout the Denver Metro Area. The analysis indicated to Staff that the 15 foot bulk plane was the most appropriate to recommend. Ms. Mikulak added that staff is trying to balance competing goals. Bulk plane can be a one size fits all because it doesn't depend on how wide the lot is, but as the structure gets taller than the further from the property line it gets regardless of the size of the lot. Commissioner KIMSEY said she has reservations to the bulk plane because of the height. She would like to see a graphic of what a 35 foot building looks with a 12 and 15 foot bulk plane. Ms. Mikulak explained that on a 50 foot wide lot a building that is three stories tall which would be allowed under the 35 foot height limit would be 16 feet wide. The bulk plane would apply on all four sides of the property. Planning Commission Minutes - 5— September 15, 2016 Commissioner KIMSEY would like to see staff address window placement for privacy issues. Commissioner TIMMS said he was not present for the previous study session and he recognizes staffs balance and thinks we should be sensitive to the existing homes, but also what the market is looking at. Commissioner TIMMS asked if staff has spoken with any builders regarding bulk plane. Mr. Wallace stated that Staff has not formally asked for input from builders, but that a few builders who have been in the City Offices have inquired about a bulk plane requirement and have even asked why the City of Wheat Ridge does not already have a bulk plane requirement. Many of them build in other cities around the Denver Metro area and are familiar with bulk plane and needing to conform to those requirements and would have no problem conforming to the bulk plane standards. Commissioner TIMMS feels the bulk plane is not the appropriate tool for the concerns being raised. If the main issue is the height and 3 -story homes, maybe the maximum height should be looked at instead. He also stated that residential design standards don't want to be looked at by City Council because of the diversity of housing stock that exists. He asked if this still the vision to have the diversity. k Mr. Wallace said there was no consensus moving forward on residential design standards when brought up to City Council in July. Commissioner TIMMS added he would not support a bulk plane and thinks the issue at hand is the maximum height and that is what should be discussed. Commissioner LEO feels an average bulk plane should be looked at depending on the area a structure is being built. Commissioner WEAVER also feels the average should be taken into consideration depending on the area and/or lot size. She also state that if we don't want certain height in particular areas of the city then that should be looked at. Mr. Wallace explained that City Council would like us to look at bulk plane first and then do some analysis on height limits. Commissioner OHM stated he can see the intent of not having a 3 -story building next to a single story, but would like to continue with the diversity of having different size heights. He has concerns with the bulk plane and how it will affect the architecture of the building. Commissioner OHM would also like to see dimension in the graphics to see if a structure would have 8 or 10 foot ceilings depending on the bulk plane. He also thinks maybe average should be looked at. Planning Commission Minutes -6— September 6— September 15, 2016 Ms. Mikulak stated she is not hearing a consensus on what the vertical height of the bulk plane should be and there is minimal data on the heights of structures to get an average in a specific area the City and staff would have to figure a way to implement that. Commissioner BUCKNAM feels an average of an area can help define the character of the neighborhood and maintain it. Ms. Mikulak stated that staff has been given direction and is trying to balance very conflicting goals. To find an average of a neighborhood that is primarily one story homes will result in only one-story homes being able to be built. The intent of the bulk plane is to scale back new construction in order to not have tall buildings towering over smaller buildings. We trying to respect the character of a neighborhood, but not necessarily preserve it. This is a challenging topic and we also have to think about the market. Mr. Wallace moved forward with the presentation and explained that staff recommends a bulk plane being applied universally across all residential zone districts. This would provide a level of assurance that new construction would need to be scaled back and follow the bulk plane, regardless of residential zone district or lot size. With this, Mr. Wallace asked if there is support for a universal application of a bulk plane standard. Commissioner BUCKNAM stated that in theory it makes sense but wants to take into account the neighborhood and the distinct characteristics that need to be addressed. Commissioner KIMSEY agreed with Commissioner BUCKNAM'S statement and added that there needs to be a way to preserve the existing nature of a neighborhood and that 35 feet is too tall. Commissioner TIMMS does not think a bulk plane should be applied across all residential zone districts. He also asked if it will apply to agricultural and mixed use zoning. Mr. Wallace said that staff would like feedback on the agricultural zoning for bulk plane because single family uses are permitted. He added that mixed use zoning already has additional setback standards built into the code for instances when mixed use zoning abuts residential and agricultural uses. Commissioner TIMMS doesn't feel bulk plane should apply to agricultural or R-3 zone districts, it's not one size fits all. He would also like to see what our neighboring border cities are doing. Commissioner LEO does not feel the bulk plane should be applied universally, but need to figure a way to figure this out. Planning Commission Minutes -7— September 7— September 15, 2016 Commissioner WEAVER feels that if a bulk plane is applied universally it will be too restrictive and would anger people on the west side of the city. Ms. Mikulak says she is hears from the Commission is to try and identify some geographic area that would require public involvement to possible figure out the bulk plane or maximum height limits. Chair OHM stated he does not want to see a bulk plane universally applied to all residential zone districts either. Ms. Mikulak and Mr. Wallace reminded the Commission that when considering which zone districts the bulk plane should apply it is important to note that in the area of largest concern at the moment, East Wheat Ridge, there are many R-3 lots on which single-family homes are permitted to be built. Currently, the emergency bulk plane ordinance only applies to R -1C, and as such structures on R-3 lots can utilize the full 35 foot height maximum. With that, Ms. Mikulak then wanted to know if bulk plane were not applied universally is there a consensus on where it should be applied. 0 Chair OHM would be in support of bulk plane in the R-1 zone district, but would like to see a good neighbor approach also. Commissioner BUCKNAM stated the R- 1C is mostly in the east end of Wheat Ridge and keeping neighborhood character is important and City Council should take a good look at this. Commissioner TIMMS stated that if staff is under pressure then the bulk plane should be kept with the R- 1C zone district and examine the details at a later date. Commissioner WEAVER doesn't want to rush into a bulk plane standard. Ms. Mikulak reminded the Commission that emergency ordinances are only in effect for 90 -days, so we are now up against a limited time frame in order to establish a new ordinance. Ms. Mikulak then stated that she is hearing that the emergency bulk plane ordinance in the R- 1C zoning be extended as a permanent ordinance for the time being while a more comprehensive analysis is conducted that includes a large public involvement process, a discussion around appropriate heights, and the identification of geographic areas for applying new standards. Chair OHM would also like to hear from the builders in the community. Ms. Mikulak added that housing stock has stagnated and we don't want the zoning code to be the reason for this so we have to figure out how to maintain a balance. Planning Commission Minutes -8— September 8— September 15, 2016 Mr. Wallace moved forward with the presentation, and introduced the current step back requirements that apply to duplexes and multi -family buildings. Staff would consider getting rid of these step back requirements, because they would be duplicated by the bulk plane requirement if applied to all residential zone districts. Mr. Wallace stated that he recognized the Commission had not reached a consensus on bulk plane height or the applicability of bulk plane standards, but still wanted to gather any input the Commission had on this topic. Commissioner BUCKNAM stated we have only seen step backs applied in mixed use and not in residential area. Chair OHM feel the bulk plane would limit more that step backs. Ms. Mikulak reiterated the timeline of the City Council Study session being October 3 and Planning Commission public hearing occurring on October 20. Ms. Mikulak also reminded the Commission that they make recommendations to City Council, who in turn provides direction to Staff. Staff will present City Council with similar information, and discuss the Commissions discussion on the bulk plane topic during the October 3 City Council Study Session. Council will provide Staff with direction, which will then come to Planning Commission in ordinance form at a public hearing. . 9. ADJOURNMENT It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to adjourn the meeting at 8:54 p.m. Motion carried 8-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes September 15, 2016 9— City of COMMUNITY COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Meredith Reckert DATE OF MEETING: October 20, 2016 CASE NO. & NAME: WZ-16-01/AMOF ACTION REQUESTED: Approval of zone change from Residential -One to Planned Mixed Use Development and an Outline Development (ODP) LOCATION OF REQUEST: 10001 W. 32"d Avenue PROPERTY OWNER: AMOF APPROXIMATE AREA: 2.16 acres PRESENT ZONING: Residential -One (R-1) COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION Planning Commission WZ-16-O1/AMOF All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This application is for approval of a zone change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) and an Outline Development Plan (ODP) for property located at 10001 W. 32°d Avenue. The City's planned development approval is a two-step process. The first step is for the zone change to PMUD and approval of an Outline Development (ODP). The ODP document will set allowed uses and development standards for the property. The ODP also contains a general concept plan which labels areas of landscaping, parking, building footprints and access points. The ODP approval requires a public hearing in front of each Planning Commission and City Council. City Council is always the final authority for approval of zone changes so Planning Commission will be making a recommendation. The Specific Development Plan (SDP) and plat, if necessary, is the second step of the process which focuses on the details of the development such as final drainage, street improvements, architecture and final lot layout, including building footprints, site circulation, parking and landscaping. . The applicant is requesting approval of the zone change to expand uses and create redevelopment opportunities for the property. (Exhibit 1, Letter of Request) II. EXISTING CONDITIONS/PROPERTY HISTORY Existing Site Conditions: The property is located at the northwest corner of West 32°d Avenue and Kipling Street and is comprised of four parcels. The property is currently zoned Residential -One (R-1). The R-1 zone district allows single family residential construction, public and semi-public uses and group living situations as special uses. Under previous special use approvals, the property had been utilized as a group home for children (an adolescent psychiatric treatment facility) for the last 30 years. The facility was closed in 2013. (Exhibit 2, aerial photo) To the south across 32°d Avenue are single-family homes zoned R-1 as part of the Paramount Heights Subdivision. To the east across Kipling Street are single-family homes zoned R-1 and part of the Wheat Ridge Knolls Subdivision. To the southeast is the Crown Hill open space located in unincorporated Jefferson County. Immediately adjacent to the property on the north and west is vacant land zoned R-1. This property "wraps" around the subject site and has street frontage on both 32°d Avenue and Kipling. Adjacent to the vacant land running northeast is the Rocky Mountain ditch. The ditch runs to the east under Kipling and drains into a detention pond located on vacant land on the east side of Kipling. A grade change of roughly 20' separates the subject property from the residential neighborhood to the north and northwest. (Exhibit 3, zoning map) Planning Commission WZ-16-O1/AMOF There are four parcels that make up the property and are summarized in the table and map below. The square footages in the table were taken from the Jefferson County Assessor's website. The applicant indicates that the actual combined lot square footage is less than indicated by Jefferson County. Map PIN* Property Square Footae* A 39-281-00-030 74,935 B 39-281-00-023 16,988 C 39-281-00-029 7,421 D 39-281-00-028 566 The four parcels total 94,295 square feet (2.16 acres). The parcels are all irregular in shape and there is a 40' grade change running from the southeast corner of the site to the northwest corner. There are also a variety of structures on the property which are in a campus -style setting. According to the Jefferson County Assessor the buildings on the site were constructed at various times between 1935 and 1982. The locations of the buildings are best viewed on Sheet 3 of the ODP document. (Exhibit 4, ODP document) The existing structures include a home containing sleeping quarters, commercial kitchen and communal dining area, common space and offices (Building 3). Other structures on the property include a dormitory (Building 4), another single family residence (Building 1), a building set up as classroom area originally used as a barn (building 6), a small office/storage building (building 5) and a shed (building 2). (Exhibit 5, site photos) The zone change proposal has been prompted by the desire for an event center in the main structure and grounds with the various other buildings used for ancillary purposes. However, it is possible that Planning Commission WZ-16-O1/AMOF in the future, existing structures may be razed and redevelopment may occur. The ODP document is intended to address both scenarios. The Planned Mixed Use Development zone district is intended to allow the integration of residential and commercial uses and development which is consistent with the surrounding neighborhoods and the City's guiding documents. It is intended to create a zone district which will allow flexibility in use, design, and orientation while maximizing space, community interest and protecting nearby and adjacent residential neighborhoods. Permitted uses in the PMUD zone are intended to be a mixture of residential and commercial uses. Staff concludes that the PMUD is best suited for the property to allow a residential component and a limited range of less impactive commercial uses. II. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan which contains three sheets. The ODP will establish allowed uses and development standards for the property. The ODP also contains a general plan layout for the existing configuration of the property. The ODP document envisions two development scenarios — one where the existing buildings are left in place and adapted for a new use and one that anticipates redevelopment with the existing buildings being demolished and new ones built. In either scenario, a subsequent Planning Commission review of a Specific Development Plan (SDP) will be required. Sheet 1 of the ODP serves as the declaration page. It includes the legal description and signature blocks and gives general guidelines for development by referring back to the appropriate section in the zoning (landscaping parking, signage, etc.). It also includes a character of the development statement which addresses both potential scenarios. Sheet 2 of the ODP document addresses permitted land uses. The "existing conditions" scenario will allow all of the uses currently permitted or permitted as a special use in the R-1 zone district including single family residential, a range of group living situations, quasi -public uses (churches, schools, government uses) and urban agriculture uses. It also includes a variety of lower impact commercial uses such as event centers and support functions, service establishments (cosmetic treatment and massage therapy centers, small retail establishments (antique stores, interior decorating shops) and residential treatment facilities. The commercial uses allowed are most closely aligned with the Neighborhood Commercial zone district. Due to a concern for noise, Staff recommends that outside runs be eliminated from the veterinary clinic listing. The "redevelopment" scenario includes a more limited range of residential uses allowing single family residences and multi -family developments with up to 21 units per acre. The list does not include group homes or residential treatment facilities. It also includes a variety of low impact commercial uses such as service establishments (cosmetic treatment and massage therapy centers) and an expanded list of small retail establishments (antique stores, interior decorating shops). The commercial uses allowed are most closely aligned with Restricted Commercial zone district which is a district intended to provide "neighborhood oriented" commercial uses. Due to a concern for noise, Staff recommends that outside runs be eliminated from the veterinary clinic listing. Planning Commission WZ-16-O1/AMOF A list of permitted accessory uses has also been provided. Both use categories prohibit drive -up and drive-through uses and uses which require outdoor storage, again consistent with the RC zone district. Sheet 3 of the plan set varies from our typical ODP "bubble plan" in that it is reflecting current improvements representing the "existing conditions" scenario. The third sheet also lists development standards for both the "existing structure" and "redevelopment" scenarios. On the graphic, in addition to circulation, there are three access points shown for the property. The main access point is located off 32nd Avenue and provides access to the primary building on the property (building 3), the dorm building (building 4), the small office (building 5) and existing parking. A second access from 32nd Avenue is off-site on the property to the west and provides access to the barn/garage structure (building 6), the shed (building 2) and the freestanding house (building 1). The original entrance to the property is located at the southeast corner of the site and in the most recent past, was used for emergency access only. The West Metro Fire Protection District has indicated that this secondary access will be not be needed and can be eliminated. This modification needs to be reflected on the graphic. The development standards for the "existing conditions" scenario recognizes the current improvements on the property but also addresses future structures/additions to the existing buildings. Development standards for the "redevelopment" scenario are shown in a separate table. The graph below compares the two scenarios. Maximum building height allowed is 35' which is consistent with all residential zone districts and the NC and RC zone districts. Planning Commission WZ-16-O1/AMOF Development Standard Existing Conditions scenario Redevelopment Scenario Max. Building Coverage: 25% 20% Min. Landscaped Coverage: 25% 20% Max. Hard Surfaced 50% 60% Coverage: Minimum setbacks: Existing conditions unless To follow the closest zone constructed adjacent to district perimeter setbacks perimeter property lines —then to follow the closest zone district perimeter setbacks Maximum building height: 35' 35' 1 space per 3 seats in main Refers to Section 26-501 of the Minimum parking required: assembly area or consistent with Wheat Ridge Code of Laws Section 26-501 of the Wheat Ridge Code of Laws Refers to Article VII of the Refers to Article VII of the Signage: Wheat Ridge Code of Laws Wheat Ridge Code of Laws Fencing: Refers to Section 26-603 Refers to Section 26-603s Exterior Lighting: Refers to Section 26-503 of the Refers to Section 26-503 of the Wheat Ridge Code of Laws Wheat Ridge Code of Laws Subject to the SDP approval Refers to Section 26-502 of the Landscaping: Wheat Ridge Code of Laws. Not applicable unless building Refers to Architectural and Site Architectural Detail: expansion Design Manual (ASDM) Planning Commission WZ-16-O1/AMOF 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 property is currently underutilized and mostly vacant. While the new zoning would allow for residential, semi-public, 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 Planned Mixed Use District (PMUD) 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. Improvements to the site should have a positive impact on the neighborhood both aesthetically and from a property value perspective. The change of zone will not result in adverse effects on the surrounding area if properly designed and utilized. At the time Specific Development Plan, operational characteristics such as business hours and use of the outside space should be analyzed to address compatibility with the adjacent 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 utility agencies have indicated that they can serve the property with improvements installed at the owner's/developer's expense. Should the zone change be approved, a more detailed review will occur at the time of Specific Development Plan and plat. 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. The following documents are applicable to the property and are to be used for guides when considering zone changes. NEIGHBORHOOD REVITALIZATION STRATEGY The Neighborhood Revitalization Strategy (NRS) was developed and approved by City Planning Commission WZ-16-O1/AMOF Council in 2005. The purpose of the NRS was to set forth strategies for the Qty to leverage its assets to regain its share of strong households and to more successfully compete with neighboring communittes for new development opportunities. These strategies aimed to help Wheat Ridge reinvent itself as a thriving economically diverse community with broad residential and commercial opportunities This document identifies strategies for the city to become a community of choice'. It established goals for WheatRidge to be competitive with adjacent juns fictions by upgading and increasing variety of housing stock available and targeting underutilized properties for redevelopment into retail space COMPRERENKAT PLAN: Envision WheatRidge The City s Comprehensive Plan, Envision Wheat Ridge was adoptedin 2009. The purpose ofthe plan is to provide a general vision forthe City related to growth and developmentfor the next 10 to 20 years. The Plan also provides direction to help the City address future needs related to economic development commercial and retail development, housing, transportation, parks and open space and services and utilities. The Land Use Structure Plan is one component ofthe Comprehensive Plan. Itis general in nature and not specifically intended to be parcel based The property under consideration is shown as being Neighborhood The Neighborhood designation are places for people to own homes and thrive and where residents of all ages can live safely and comfortable These areas can be a mix of single family, ninth family or other esi dentia) facilities. Staff concludes that the residential component of both the existing building' and redevelopment scenarios are consistent with this designation. Identified goals in the Comprehensive Plan which are being met with the proposed commever ad component include the following: e laruucg Cm,misaov p M 1601/AMOP • To make Wheat Ridge a "community of choice" in which to live, work, shop and recreate. • To actively retain existing retailers and attract quality retail development. • To promote specialty retail businesses. • To retain and diversify local employment. • To increase the diversity of land uses with an emphasis on increased opportunities for employment, retail and commercial services. • To emphasize mixed use development in developing and redeveloping areas and along major corridors. The Kipling corridor has been identified as one of five target redevelopment areas in the City. While the Structure Plan does not depict this parcel for nonresidential use, staff believes that when applying the Comprehensive Plan in totality, it supports the zone change request. 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 Residential -One 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. Development activity along the Kipling corridor continues to intensify with new commercial redevelopment to the north at 38u' Avenue and commercial reinvestment to the south at 26u' Avenue. Kipling is classified as a Principal Arterial and carries over 36,000 vehicles per day (2013 count). Principal arterial roadways serve "high traffic volumes and provide access to regional destinations, economic centers and freeway interchanges. They have limited access points and are generally surrounded by commercial land uses." West 32°d Avenue is classified as a Minor Arterial and carries over 9800 vehicles per day west of Kipling (2010 count). Minor arterial roadways have "less volume than principal arterials but still serve to connect regional destinations. Minor arterials are generally surrounded by a mix of land uses with limited access." There is an existing 4' wide attached concrete sidewalk running along the 32°d Avenue fronta e. A gravel path 3' in width runs along the west side of Kipling Street. The intersection of 32° and Kipling is signalized. Planning Commission WZ-16-O1/AMOF Both West32m Avenue and Kipling were identified in the Transporter on Structure Plan and the Bicycle and Pedestrian Master Plan as components ofthe City ninth modal grid system. 32v°Avenue Bicycle corzidor Muth -Use trhit Excerpt from Envision Wheatffidge Transportation Structure plan The City, with the aid of federal funding, recently completed the Kipling Street multi -use trzit improvements. This capital project installed on the eastern side of Kipling resulted in the extension of a 10 wide concrete trail from the Crown Hill Open space at the southeast corner of32vd and Kipling north to West 44 to Avenue increasing pedestrian connections and safety. West32m Avenue is designated as abrevet e con dorwar ch extends from downtown Denver west to Golden. In 2015, the (Sty installed striping and signage to better i dentify 32"d Avenue as a designated bike route While the primary structure on the property was built in 1935 as a single family residence it has not been utilized that way since the early 1980'x. The us e of in e property as a group living facility for adoloes cents with drug, alcohol and psychiarn c probl ems ex ceeded the typi cal `group homeresidential use In addition to the residential component, there were schooling, recreation and medial treamh ent arnvitl es on the site Based on increased trades and intensification of1and uses on the con dor, Staff concludes that there are changed conditions which make this property less desirable for low density residential e The PMUD z oning would provi de a land us e transition between Kipling and the l over density residential neighborhoods to the west and north. It should also be noted that the subject property does not directly abut my existing residential uses. Stafjconcludes llmt6ds mtsnon has been mat d. The prop used caroming is necessary in orderto provide for a community need Mat was not amtiupated at due time of Me adoption of due City of Wheat Ilidge comprehensive plan. elu,mg(lMmismv M 1601tAMOP The proposed rezoning does not relate to an unanticipated need not anticipated in 2009. However, the rezoning to Planned Mixed Use will aid in the progress to develop the property which is currently underutilized. Once "reused" or redeveloped, it will then provide services and goods to residents of Wheat Ridge and commuters using the Kipling corridor. Staff concludes that this criterion has not been met. V. NEIGHBORHOOD MEETING The required pre -application meeting for neighborhood input was held on December 21, 2015. There were approximately 10 persons in attendance (Exhibit 6, Neighborhood meeting recap, Exhibit 7, Sign- up sheet,) Attached are written comments received from the neighborhood (Exhibit 8, Correspondence received) 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. An additional referral will be distributed during the SDP process. Specific referral responses follow. CDOT: Has no objections to the zone change request. Consolidated Mutual Water District: Can serve the property subject to installation of improvements with the change of use or new development. Westridge Sanitation District: Is currently serving the property. Determination of the service/line capacity and any required upgrades will be reviewed at the time SDP. West Metro Fire Protection District: Can serve the property. Water plan and hydrant locations will be addressed at the time of SDP and plat. Does not need a secondary access into the development. Wheat Ridge Police: Can serve the new development. Wheat Ridge Public Works: Has reviewed a preliminary traffic generation letter with assumptions provided for potential uses. As long as these figures are not exceeded, a full traffic study determining the potential for street improvements is not required. There are no drainage implications with the application for zone change. Xcel Energy: Can serve. Planning Commission 11 WZ-16-O1/AMOF VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the property is underutilized and is no longer desirable for low density residential housing. Approval of the zone change will expand permitted uses and redevelopment opportunities for the property. Staff further concludes that the proposed PMUD zoning is consistent with various portions of the NRS and Comprehensive Plan and will provide a land use transition between Kipling and the neighborhoods to the west and north. Because the proposed zoning and ODP meet the criteria used to evaluate a zone change, a recommendation of approval is given for Case No. WZ-16-01 with the conditions listed below. VIII. SUGGESTED MOTIONS: Option A: "I move to recommend APPROVAL of Case No. WZ-16-01, a request for approval of zone change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) with an Outline Development Plan (ODP), on property located at 10001 W. 32°d Avenue for the following reasons: 1. The property is currently underutilized and the zone change will expand uses and redevelopment opportunities for the property. 2. There are changed conditions on the Kipling corridor with intensification of use and the volume of traffic which render the property unsuitable for low density residential use. 3. The proposed zoning provides a logical land use transition between Kipling and the low density neighborhoods to the west and north. 4. The proposal is consistent with various provisions in the NRS and Envision Wheat Ridge. 5. The proposal meets the zone change criteria. 6. All requirements for an Outline Development Plan have been met. With the following conditions: 1. Due to a concern for noise, Staff recommends that outside runs be eliminated from the veterinary clinic listing in both scenarios. 2. The emergency access at the southeast corner of the graphic be eliminated. 3. A note shall be added to the ODP indicating that limitations on hours of operation will be considered during the SDP process to minimize neighborhood impacts. " Option B: I move to recommend DENIAL of Case No. WZ-16-01, a request for approval of zone change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) with an Outline Development Plan (ODP), on property located at 10001 W. 32°d Avenue for the following reasons: 1. 2. 3." Planning Commission 12 WZ-16-O1/AMOF Exhibit I. Letter of Request Planning Commission 13 WZ-16-O1/AMOF 1101 Dwasparilcomposproyme am"I" 909A93.1166 Sym MOWS DESIGN fear 2016 Me MMiM RxYe1 NCP, Sem Phmer City o!WaltM�Phe Had TNvMvrent Cry WWmarlfi35e City WJl SgIW.2TAueme WTmt RMge, Change 8M3 Re:RMCf Mstlllr PavM Uzrelopnrnt-OutlrcUzrebpmeMPhn IOPPI Dear MC Rear llsubmit ro spread the Chat Wheat Ridge M¢ appended tar an 0u0re Inorganic PlanOl?hepuwsemthmleveraWinahe.mthimtmthWpamaneae�thre mbame�i Mm 0ueme DevAopmem Plan Submieamfiedein The pmpam may ODP encompasses ie appmdmarep 2yapped ma and,, hree come managed air of W.d2w Avenue and Riding Pace whin the Cry of Meat Riege. Th ei& Iemrmdyaned R -t wbh eevemlmisfing buildings on site This ODP unnamed is being submitted In order Is rezone line propeM to aboard the allowable es. The proposed send would gmemlly real W allow the away hamiryed andmthe comm R-Izoning, dad also ng for a limited waleeim of nonrmidental uses curb as an erem comer and other uses commonly permme withinneighbomm commeualconSm These additional uses indeed as who of rhie aspirator we desenbawadondeircoendalyiabilirymAepmpeoandcompadbiliow 6,eurwundingarmwhid indudx mainly reeidmual uses the lerpadarra al NWmralevNgmentolth ei&, rbmdupakedaf dewFMmumeW UMu me mwang mmema Beady m fine se. Zox Change J runficiandon: The "Room adds, the City W NTmt Ridgy Penn Change lueikaion • The nese for the ane door Reese: Thepmpe0abm4onahighpoimaneeahg*vnibleinkmedmw nMeC d Wheat Ridge ThepmpeM has ser puafirybuildngsalmaCjmmtmedthatcould be uMued Eye rade ofws Themmmaning limim Meuses Satmnur&pm"thuelytheeep cwmNly scrunderathoed Popmvm this rezoning will Par uses e coa ethn use the @ae s a ardthata cimil won Me a ummdire uses • Prevent and Spur dadm fee ariefrng zone dbelares devebpmemand pMevdshpntle vllM and Regie Th,,ODPappllmdmwolnmad�lyafimmeenerireneighmdngzmemerdaa, Speaker ofthe area orthe pi earal ortheares rhepropemasheyde,la era al forr, r many yeawithout deanimmhe school papers par communly Aewriy euey tinconed,whoemiyaningwouldnipmaudethemdevefmmentdSeare. riemtaparaammthe myemes rmevcompeeed, bee some accmmMmiembimpmremena W mthTg the area and deposited anchor rg.willremain 6rgtlyanchangtlevmwMdea6tfirnylrcw {emraee urs neem mme,rhew mtrtaPehem.mrenamewMereaetmaemmmer�a Plwtivg Crucial WZ-16 01/AMOF 1101 musur must a 0< IMPT" 30399_1166 NDRrtri DESIGN But Primary mbimlaramee me, taken i an exishm mnni im to W. 321 Avenue. This rei evens and Drum Eerelcpmem will work to increase v¢ibily Veeitles will make Mis graduate gain ames, to the make, and the lmcm emal palling pear A mdary point of access is �oaded mitam estlm iemeroled 32^Avenueand K,ptmg Snet Th¢ameslstor emermil which mcees only and din endorsed Mat his will shown to xenon Min Story in me fir A Traffic Conference Lever prepared by Aldridge Temperature is included with his submilall Did beer dose the bahcimpacts ol Min zone dame will be minimal • /orgaldohlMm underaFormal The site Isprmndy acrePodwiMakto adequa I3]Wsealrproo cad letendppfimnk mom in di* that bywanted aesare inquire phmmadeeuatalyeerve MepmPoM-Attladmeo190Pa more In depM lmktnll by wanted as • Re sent andMue Ori pudic dead, ad knave, owed afire, grid, wasp moiledm, emi pees, Winds, at Ru,sponse Being Ms site is mrrently developed and uses prepared here similar, ilne Me same, impact as the roofing pemiMad uses d is quadrant that no addAlwaal advemei mere to he noun Burned or Same, ,It all • A d.wvoa ormovmsrom make, he moor ad kuppremd whimposer W Ma ttiy. Rene The Cry of Wwnee Ridge has a diverse offering of midmdal and man midenval uses IRat made from long xtabliehed b newly addressed This site is no di with almd esnINuhed Maury whin the channel rline dor an mese to allow dm continue to hrive and keep up he&engine l mndemwofthe Cay. While m not mimcommunist called or augmented commeat usewiein Me Emco mWM1cat Ridge Recov welve Plan ddmslnMepmleolasita MswuldbeaWepnarebrsud xser The Emisim Meat Sky, density account lortlese natural dtangee AnSin Medesapdmh ebhboaecd Commensal Ceatam hem is the following stanmwaRings mutant may =or in line mummuninver wit along the other neighbal mllmm model ' drool and as men the eemnmo to Meat Ridge makes a grew nmi1, ®Ii grewpressor ndperi sugar nonresamdal mer mm are epaenle and Recommitwin Me grand en Sugar usesam picture wamll value mMe Car other Gage drum I Sol Blood, 'Wheat Sol has severe I caare ham a romig apevmim is In ampltance with enured mndahc The Pppfionabefiwee hs Mie appfiodm meek addend&hxe cataaa IDebllommgdetaibhow these The mange of rove momotaz he mare ml grad maeM sexed of Ed wnmlwar ormy moral ln sgnrE-ml udorm effect us be kites gway: Burnham, The a and longe wal owed we b generally perm d he same uses Ms moerhy am keli on nm peep wfiibsotagicalla adding arms the am comparable and complicatedly b Me adding neighborhood TheApplies has owned and mairoined his repay for many seem and desimsm S I a going member and member olhhe smmuniy Permilming addiLmal uses will on, for rhirvng deeper businesses to remain within or move hour line Cihy. z me aereenomha�eream meywieewme+vhwlbygee aaaarwveme,mne zmge, aaawnga am.useful and Damage The pePoM bang as unique as dal, moire a zoning daeweon Mat is equally as unique mom who dined desigreeons would Immo uses shat sigh not be Switch smpadble wM the sumundingedablidetlmmmunc, The zoning premed with his aspirated End are snsideraen all 2 Plodder C mnma", We 1601IAMOP 1101 Saudi Shown Didandifilookcarrabolonegat MOPPI" 3038911155 NOWS DESIGN tlevehdonled eemaea&a tonin Mar Ovule work Een wiMim Be onmmuniry. 3 parywle inbaaeucbrePoClNavere amk6lefomrve me types olumaallovatlby Meanange otwre,o tm rce�twmrpmaae amedwae,wped watFerm 14 NO"budged budgese �mepmmmtmednvokpedlmeeteent manym,Woeebdoaiya. bew Mere ianoMirem nbee Meme mombangong reMotione.Me inonlio strong eanaees wiildings hcorrlo trade brie rcwly �micandamn Based on Mehd Mem have them nobe issues is moviniMmrxr eeaelnpmem,Me pppmm�edmnlnaaeenyreeninw team Mamwniee id iheamoaike breN edMe Eor allasP mimoeemMenwmegafnn into aenimaaaibbiaryane re,p�iue mdNnaeanmmemlore,an required 1 Af lemtmellJdlneldbxirgmn&eanaenek ine dregedwreummmbmmm, m.;nenre mepmpeM�nmmeonanre wkr, Me enym WnderBar Me won ner..:,eeangade, oryaima anapaaen anaomereMxrvoasepaedee wean:Mmeare A The v4Wroenter aeMWanoorenYyxntleawmeolhld mtipmgredlne Glyd4Mee1 ft�eie Rcrowded edam urge In, monomialoccurred ,wayornanswews Is Igr growing Aaktlre Meaoalereatlo mmurryereaevelognentd Meereewbmmyrae th rAaryxg daa}.id Me e The wargaleer meg ianmeaaanm date Cry ono dRoomrmrnrMrreEd over rra Budgeted el@eed of Ad main ndine fiyeeknor Rageorkedcontainmentphn Ra tae Canekon'ak, Mem o(Nanera mevmnm Of End oia aomrvgbaucte Legee Matiliaio dowwi riswef be� a pperaenvmost some Meat Twerrvs the ILayngdaxlerefMarea'ia Mar Mia a lowbmemonthem some aligns ineup fromen, Emno eprimase antlers, adem bra low nesse to Mem or remnl coma group bmq em) dbarevpeparerypiandnmen ata ma movermmuiMmmmanal e F aeeeimr&eunipwrhander had, means its ata man leandWon Matleameso: anmaealnal,mft,dmmian n mkrinMameane Miaarea mpatbas nwffi Mss MiNamaaMkw aeeiiimaIr line nmrmtlen,tdem Marare,tum kwiAMemreuMigarmall tln allowrM1ie prryenym ba uemeemlm M1ignmlana balum The ppplMe believes law 'pplimnm meet the gravel for aWmnl villin the, Up otWmar Ridge We appreementur guitlar® all look owed m working with you ane Ciry tl NT®f Rilge CagF be res' psaa anedeercnMWaWmnlaf Miaappriafon PbsekelheebmrrddmewMarrygueafiorcmmrsrra Broadly, I Rag, 2�f-- toot Ryan f."any, tmiar� m Pl,or C mom"", WZI601/AMOP OS 3 NDAVE Exhibit 3, Zoning Map N a c. Z 0 y F U N W K i � O A Z g i c SI(riINE DR EFFEN �, COUNT N N m Y Z Planning Commission 18 WZ-16-O1/AMOF Exhibit 4, ODP document Planning Commission 19 WZ-16-O1/AMOF LEGAL DESCRIPTION A PARCEL OF LAND IN THE NORTHEAST % SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST % CORNER OF SAID SECTION 28, THENCE NORTH 59027'42" WEST 58.14 FEET TO THE POINT OF BEGINNING; THENCE ALONG SAID RIGHT OF WAY SOUTH 89020'22" WEST 366.00 FEET; DEPARTING SAID RIGHT OF WAY, THENCE NORTH 4042'38" WEST 116.98 FEET; THENCE SOUTH 85055'48" EAST 69.31 FEET; THENCE NORTH 9005'25" EAST 29.04 FEET; THENCE NORTH 4035'14" WEST 41.92 FEET; THENCE NORTH 72050'02" WEST 20.82 FEET; THENCE NORTH 22047'22" EAST 4.12 FEET; THENCE NORTH 72053'38" WEST 79.23 FEET; THENCE NORTH 3010'22" EAST 161.66 FEET; THENCE SOUTH 61010'38" EAST 161.80 FEET; THENCE SOUTH 31042'53" WEST 32.45 FEET; THENCE NORTH 89020'22" EAST 63.15 FEET; THENCE SOUTH 86010'53" EAST 10.19 FEET; THENCE SOUTH 48015'53" EAST 40.70 FEET; THENCE SOUTH 36015'53" EAST 36.20 FEET; THENCE SOUTH 76055'53" EAST 63.00 FEET; THENCE SOUTH 52046'13" EAST 98.75 FEET TO A POINT ON THE WEST RIGHT OF WAY OF SOUTH KIPLING STREET; THENCE SOUTH 0012'38" EAST 136.74 FEET TO THE POINT OF BEGINNING, SAID PARCEL CONSISTING OF 94,295.60 SQUARE FEET OR 2.16 ACRES. CASE HISTORY WZ-16-01, MS -14-03, SUP -85-01, SUP -87-06, SUP -88-05, SUP -89-07, SUP -90-05, SUP -91-08, SUP -92-02, SUP -93-04, SUP -94-02, SUP -95-05, SUP -96-04, SUP -97-02, SUP -98-04, SUP -99-01, SUP -00-02, SUP -01-04. SURVEYOR'S CERTIFICATE I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF AMOF PLANNED MIXED USE DEVELOPMENT WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. (SURVEYOR'S SEAL) L. KELLEY STEVENSON #38231 AMOF PLANNED MIXED USE DEVELOPMENT OUTLINE DEVELOPMENT PLAN A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO VICINITY MAP STANDARD NOTES 1. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. 2. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS. 3. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS. 4. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF LAWS. 5. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS. 6. ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS WITH EXCEPTION TO THE FOLLOWING: EVENT CENTER USE WILL PROVIDE A PARKING RATIO OF 1 SPACE PER 3 PEOPLE BASED ON MAXIMUM FACILITY OCCUPANCY. OWNER'S CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. MARY PANIC, AMOF PARTNERSHIP STATE OF COLORADO ) )SS COUNTY OF ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: NOTARY PUBLIC CITY CERTIFICATION APPROVED THIS DAY OF ATTEST CITY CLERK COMMUNITY DEVELOPMENT DIRECTOR A.D. 20 20 BY THE WHEAT RIDGE CITY COUNCIL. MAYOR NOIKIS DESIGN www.norris-design.com 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 H Z ui G O I uiuim � Lu C)Z W J m Z m Lu 0- 0 0 Z w W 0 0. O W w LL z o O J � C Q C D w Q023::: OWNER: AMOF PARTNERSHIP PO BOX 803 INDIAN HILLS, CO 80454 7. ARCHITECTURAL,SITE, AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE ARCHITECTURAL AND SITE DESIGN MANUAL PLANNING COMMISSION CERTIFICATION (ASDM) AND STREETSCAPE DESIGN MANUAL. RECOMMENDED FOR APPROVAL THIS DAY OF CHARACTER OF DEVELOPMENT w pJ� �(N U) U NEIGHBORHOOD COMMERCIAL AMENITY THAT CAN BE UTILIZED FOR A MULTITUDE OF PURPOSES. THE PLANNED DEVELOPMENT WILL Z_ W CONTINUE TO PERMIT THE EXISTING R-1 ALLOWED USES OF THE EXISTING ZONING. IN ADDITION, THIS PLANNED DEVELOPMENT WILL PERMIT PJE J Y p CHAIRPERSON 3�� 3 DATE: 0- 01/22/2016 THIS PLANNED DEVELOPMENT IDENTIFIES TWO LAND DEVELOPMENT SCENARIOS, THE FIRST SCENARIO PROPOSES TO USE THE EXISTING U) p z 08/10/2016 r SITE jjjj�jjjjij p U 10/10/2016 USES THAT WILL NOT BE ADVERSE TO THE SURROUNDING LAND USES. THE SITE IS CURRENTLY ACCESSED OFF OF W. 32ND AVENUE. U (n THIS PARCEL IS INTENDED TO BE DEVELOPED UNDER THE STANDARDS SET FORTH BY THIS DOCUMENT AS WELL AS ALL APPLICABLE JEFFERSON COUNTY CLERK AND RECORDER CERTIFICATION U w D W. 32ND AVE STATE OF COLORADO ) n/ ) SS 1..� NTS COUNTY OF ) I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, Z COLORADO, AT O'CLOCK M. ON THE DAY OF 120—A.D., IN BOOK , PAGE NORTH STANDARD NOTES 1. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. 2. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS. 3. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS. 4. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF LAWS. 5. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS. 6. ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS WITH EXCEPTION TO THE FOLLOWING: EVENT CENTER USE WILL PROVIDE A PARKING RATIO OF 1 SPACE PER 3 PEOPLE BASED ON MAXIMUM FACILITY OCCUPANCY. OWNER'S CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. MARY PANIC, AMOF PARTNERSHIP STATE OF COLORADO ) )SS COUNTY OF ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: NOTARY PUBLIC CITY CERTIFICATION APPROVED THIS DAY OF ATTEST CITY CLERK COMMUNITY DEVELOPMENT DIRECTOR A.D. 20 20 BY THE WHEAT RIDGE CITY COUNCIL. MAYOR NOIKIS DESIGN www.norris-design.com 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 H Z ui G O I uiuim � Lu C)Z W J m Z m Lu 0- 0 0 Z w W 0 0. O W w LL z o O J � C Q C D w Q023::: OWNER: AMOF PARTNERSHIP PO BOX 803 INDIAN HILLS, CO 80454 7. ARCHITECTURAL,SITE, AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE ARCHITECTURAL AND SITE DESIGN MANUAL PLANNING COMMISSION CERTIFICATION (ASDM) AND STREETSCAPE DESIGN MANUAL. RECOMMENDED FOR APPROVAL THIS DAY OF CHARACTER OF DEVELOPMENT 20, BY THE WHEAT RIDGE PLANNING COMMISSION. THE AMOF MIXED USE PLANNED DEVELOPMENT IS INTENDED TO PROVIDE THE CITY OF WHEAT RIDGE WITH AN OPPORTUNITY FOR A NEIGHBORHOOD COMMERCIAL AMENITY THAT CAN BE UTILIZED FOR A MULTITUDE OF PURPOSES. THE PLANNED DEVELOPMENT WILL CONTINUE TO PERMIT THE EXISTING R-1 ALLOWED USES OF THE EXISTING ZONING. IN ADDITION, THIS PLANNED DEVELOPMENT WILL PERMIT FURTHER USES TO INCLUDE NON-RESIDENTIAL DEVELOPMENT. CHAIRPERSON 7 DATE: 01/22/2016 THIS PLANNED DEVELOPMENT IDENTIFIES TWO LAND DEVELOPMENT SCENARIOS, THE FIRST SCENARIO PROPOSES TO USE THE EXISTING 0 08/10/2016 STRUCTURES ON SITE AND THE SECOND SCENARIO BEING OVERALL REDEVELOPMENT ON THE SITE. THE PERMITTED USES ARE LIMITED TO 10/10/2016 USES THAT WILL NOT BE ADVERSE TO THE SURROUNDING LAND USES. THE SITE IS CURRENTLY ACCESSED OFF OF W. 32ND AVENUE. THIS PARCEL IS INTENDED TO BE DEVELOPED UNDER THE STANDARDS SET FORTH BY THIS DOCUMENT AS WELL AS ALL APPLICABLE JEFFERSON COUNTY CLERK AND RECORDER CERTIFICATION U STANDARDS OF THE CITY OF WHEAT RIDGE CODE OF LAWS. D STATE OF COLORADO ) n/ ) SS 1..� PROJECT TEAM COUNTY OF ) I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, Z COLORADO, AT O'CLOCK M. ON THE DAY OF 120—A.D., IN BOOK , PAGE OWNER: AMOF PARTNERSHIP RECEPTION NO. O BOX INDIAN HILLS, CO 80254 IN JEFFERSON COUNTY CLERK AND RECORDER v/ I1/ LANDSCAPE/PLANNING: NORRIS DESIGN SHEET TITLE: 1101 BANNOCK STREET BY: O COVER DENVER, CO 80204 DEPUTY H SHEET ENGINEER: HCI ENGINEERING 621 SOUTHPARK DRIVE, SUITE 1600 0 1 OF 3 LITTLETON, CO 80120 Z PERMITTED USES (REUSE OF EXISTING STRUCTURES ANIMAL VETERINARY HOSPITALS AND CLINICS (OUTSIDE RUNS PERMITTED, CREMATION AND EMERGENCY ROOM PROHIBITED) ANTIQUE STORES ART GALLERIES OR STUDIOS BED AND BREAKFAST HOMES CAMERA AND PHOTOGRAPHIC SERVICE AND SUPPLY STORES CARETAKER RESIDENCE CATERERS CHURCH CLINICS AND OFFICES FOR THE RESIDENTIAL COUNSELING AND TREATMENT OF PSYCHOLOGICAL, SOCIAL, MARITAL, DEVELOPMENT OR SIMILAR CONDITIONS INCLUDING SUBSTANCE ABUSE CLINICS COMMUNITY BUILDINGS INCLUDING CHURCHES, LIBRARIES, MUSEUMS DAY CARE CENTER AND PRESCHOOLS (SMALL AND LARGE) EATING ESTABLISHMENTS, SIT DOWN EVENT CENTER ** FARMER'S MARKETS FLORAL SHOPS * GOVERNMENTAL AND QUASI -GOVERNMENT BUILDINGS AND OFFICES, FIRE STATIONS OR PUBLIC UTILITY BUILDINGS GROUPHOME HAIR, NAIL AND COSMETIC SERVICES HOLISTIC/HEALING ARTS CENTER INTERIOR DECORATING SHOPS MASSAGE THERAPIST MASSAGE THERAPY CENTER MORTUARIES (CREMATORIES NOT PERMITTED) NURSING, ELDERLY AND CONGREGATE CARE HOME ONE -FAMILY DWELLING PARKING OF AUTOMOBILES OF CLIENTS, PATIENTS OR PATRONS OF ADJACENT COMMERCIAL OR NON-RESIDENTIAL USES PRODUCE STANDS RESIDENTIAL GROUP AND NURSING HOMES AND CONGREGATE CARE FACILITIES FOR 8 OR FEWER ELDERLY PERSONS RESIDENTIAL GROUP AND NURSING HOMES AND CONGREGATE CARE FACILITIES FOR 9 OR MORE ELDERLY PERSONS RESIDENTIAL GROUP HOME FOR CHILDREN RESIDENTIAL GROUP HOME (NO AGE RESTRICTION) SCHOOLS FOR INDUSTRIAL OR BUSINESS TRAINING, INCLUDING VOCATIONAL TRADE OR PROFESSIONAL SCHOOLS, COLLEGES AND UNIVERSITIES. SCHOOLS, PRIVATE (K-12) SMALL AND LARGE DAY CARE SOCIAL CLUB STUDIO FOR PROFESSIONAL WORK OR TEACHING OF FINE ARTS, PHOTOGRAPHY, MUSIC, DRAMA OR DANCE URBAN AGRICULTURAL USES ANY OTHER USE DEEMED CONSISTENT WITH LISTED USES BY THE COMMUNITY DEVELOPMENT DIRECTOR. PROHIBITED USES (REUSE OF EXISTING STRUCTURES DRIVE -UP OR DRIVE-THROUGH BUSINESSES OUTDOOR STORAGE AMOF PLANNED MIXED USE DEVELOPMENT OUTLINE DEVELOPMENT PLAN A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO PERMITTED USES (REDEVELOPMENT OF SITE) ANIMAL VETERINARY HOSPITALS AND CLINICS (OUTSIDE RUNS PERMITTED, CREMATION AND EMERGENCY ROOM PROHIBITED) ANTIQUE STORES APPAREL AND ACCESSORY STORES* ART GALLERIES OR STUDIOS BAKERIES, RETAIL* BICYCLE STORES * CAMERA AND PHOTOGRAPHIC SERVICE AND SUPPLY STORES CANDY, NUT AND CONFECTIONARY STORES* CARETAKER RESIDENCE CATERERS CHURCH DAIRY PRODUCT STORES EATING ESTABLISHMENT, SIT DOWN FARMER'S MARKETS FLORAL SHOPS* GARDEN SUPPLY STORES* GIFT, NOVELTY HAIR, NAIL AND COSMETIC SERVICES HOBBY AND CRAFT STORE HOLISTIC/HEALING ARTS CENTER INTERIOR DECORATING SHOPS JEWELRY STORE* MASSAGE THERAPIST MASSAGE THERAPY CENTER MEAT, POULTRY OR SEAFOOD STORES* MULTI -FAMILY EITHER FREESTANDING OR AS PART OF A MIXED USE DEVELOPMENT WITH DENSITY NOT TO EXCEED 21 UNITS/ACRE MUSIC STORES* NEWSSTANDS FOR THE SALE OF NEWSPAPERS, MAGAZINES, ETC. ONE -FAMILY DWELLING PARKING OF AUTOMOBILES OF CLIENTS, PATIENTS OR PATRONS OF ADJACENT COMMERCIAL OR NONRESIDENTIAL USES PET STORES* PRODUCE STANDS SCHOOLS FOR INDUSTRIAL OR BUSINESS TRAINING, INCLUDING VOCATIONAL TRADE OR PROFESSIONAL SCHOOLS AND COLLEGES AND UNIVERSITIES SHOE REPAIR SHOPS* SHOE STORES* SOCIAL CLUBS STUDIO FOR PROFESSIONAL WORK OR TEACHING FINE ARTS, PHOTOGRAPHY, MUSIC, DRAMA OR DANCE URBAN AGRICULTURAL USES ANY OTHER USE DEEMED CONSISTENT WITH LISTED USES BY THE COMMUNITY DEVELOPMENT DIRECTOR. PROHIBITED USES (REDEVELOPMENT OF S DRIVE -UP OR DRIVE-THROUGH BUSINESSES OUTDOOR STORAGE PERMITTED ACCESSORY USES ACCESSORY USES ANCILLARY TO RESIDENTIAL PRIMARY USE: HOME OCCUPATIONS KEEPING OF HOUSEHOLD PETS KEEPING OF SMALL AND LARGE ANIMALS CONSISTENT WITH SECTION 26-605 AND 606 KEEPING OF BEES CONSISTENT WITH SECTION 26-607 PRIVATE RECREATION FACILITIES SUCH AS SWIMMING POOLS AND TENNIS COURTS ACCESSORY USES ANCILLARY TO CHURCH USE: NURSERY/ DAY CARE OFFICES ACCESSORY USES ANCILLARY TO EVENT CENTER USE: CATERING KITCHEN BAKERY DRESSING SUITE VALET SERVICE OTHER ACCESSORY USES: ACCESSORY BUILDINGS (STORAGE STRUCTURES) PUBLIC/PRIVATE COMMUNICATIONS TOWERS, TELEVISION OR RADIO ANTENNAS PUBLIC UTILITY LINES AND POLES, IRRIGATION CHANNELS, STORM DRAINAGE AND WATER SUPPLY FACILITIES ROOMING AND/OR BOARDING OF NO MORE THAN 2 PERSONS URBAN GARDENS WATER TOWERS OR ABOVE GROUND RESERVOIRS NOTES *TOTAL BUILDING SPACE DEDICATED TO RETAIL USE NOT TO EXCEED 5,000 SF **EVENT CENTER FACILITY DEFINED AS A USE THAT IS LOCATED ON PRIVATE PROPERTY, THAT FUNCTIONS PRIMARILY TO PROVIDE A FACILITY FOR ANY TYPE OF SOCIAL OR PROFESSIONAL GATHERING AND CONSISTING OF MULTIPURPOSE MEETING SPACE AND/OR RECREATIONAL FACILITIES, OUTDOOR GATHERING/CEREMONY SPACES, ON-SITE PARKING, BRIDE/GROOM DRESSING SUITES, CATERING KITCHEN AND/OR BAKERY, AND SUPPORT OFFICES, THAT ARE AVAILABLE FOR USE BY VARIOUS GROUPS FOR SUCH ACTIVITIES AS PUBLIC ASSEMBLIES, MEETINGS, PRIVATE MEETING, PARTIES, WEDDINGS, RECEPTIONS, AND DANCES. THE EVENT CENTER USE SHALL PROHIBIT THE OUTDOOR AMPLIFICATION OF MUSIC BUT SHALL ALLOW THE USE OF MICROPHONES DURING CEREMONIES/EVENTS. mpll" NOIKIS DESIGN www.norris-design.com 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 z W O 1 W W fn W Cn UJ J a Z M ui a Z 0 Z w W 0 O W w L.L z o O J H Q � w Q 03: OWNER: AMOF PARTNERSHIP PO BOX 803 INDIAN HILLS, CO 80454 Z DATE: 01/22/2016 0 08/10/2016 F_ 10/10/2016 U �D z 0 ) 0. 0 H SHEET TITLE: PERMITTED USES Q z 20F3 AMOF PLANNED MIXED USE DEVELOPMENT OUTLINE DEVELOPMENT PLAN A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO I 1 � 1 . \ I 1 I 1 ` I ' R-1 1 - EXISTING BUILDING ----- EXISTING A \ \ v A v vv BUILDING 2 ; \0V EXISTING V\ BUILDING EXISTING 4 1 R-1 ■ i vv i BUILDING ■ '�', � 3 ■ r ♦♦�♦/� �, ■ '� ii �'i 'i 'i vv iii � % � ♦ �� ,------ _ � ■ ; , / / , I / f � l qaa sera all l - � i i � t------ �—� '' -_ � ` ` A ■ v ,vi / �- --v EXISTING EXISTING ACCESS TO----__=�_ ; ; ; ; _\ ■,' _�- UILDING BUILDING 1 (ACCESS ■ 1 = _ >� ■ 5 1 f/, v ,v EASEMENT RECEPTION ■ I `I''" ' ' ' ;- `� ■ ' - \\ \\ \ \\\ ■ Il 1 l l ,, � �i � � , , I , , \ , A NO. F008114) EXISTING 6 1 / l 1 ; ; ; ■ v vv1v ■ 1 BUILDING f�r r i i I��� / ���■■■�,�■■■■■■■■■■��♦v `� ivi AN/sr�, as ■TJl P�,' ----- v v v 'f ■ 1 � � � , � I ■ � � � I � ■ PARKING AREA ■ v v v v ■/ / , / ■ ■ l 1 „ ■ /v , ■ , 1 v ------ -------- - -------- EXISTING PRIMARY ACCESS POINT -- -- , W. 32ND AVENUE - - - - UJI LUJ 0 J 0 - EXISTING EMEF GENCY ACCESS TOR MAIN 0 15' 30' 60' NORTH SCALE -1"= 30' DEVELOPMENT STANDARDS FOR EXISTING CONDITIONS BUILDING EXISTING COVERAGE (%) EXISTING COVERAGE (SF) PROPOSED COVERAGE (%) PROPOSED COVERAGE (SF) BUILDING COVERAGE 12.2 11,554 25.0 MAX. 23,753 LANDSCAPED COVERAGE 64.7 61,054 25.0 MAX. 23,753 PARKING, DRIVES AND HARD SURFACES 23.0 21,687 50.0 MAX. 46,789 TOTAL 100.0 94,295 100.0 94,295 BUILDING HEIGHT 24' MAX. 35' MAX. 35' MAX. 35' MAX. DEVELOPMENT STANDARDS FOR REDEVELOPMENT CONDITIONS BUILDING PROPOSED COVERAGE (%) PROPOSED COVERAGE (SF) BUILDING COVERAGE 20.0 MAX. 18,985 LANDSCAPED COVERAGE 20.0 MAX. 18,985 PARKING, DRIVES AND HARD SURFACES 60.0 MAX. 56,577 TOTAL 100.0 94,295 BUILDING HEIGHT 35' MAX. 35' MAX. EXISTING STRUCTURES BUILDING GROUND FLOOR AREA (SF) 1 2771 2 189 3 4702 4 1685 5 932 6 1275 FOR REDEVELOPMENT, DESIGN STANDARDS SHALL FOLLOW THE STANDARDS OF THE STRAIGHT ZONE DISTRICT WHICH MOST CLOSELY MATCHES THE PROPOSED USES, INCLUDING THE REQUIREMENTS SPECIFIED IN THE ARCHITECTURAL AND SITE DESIGN MANUAL (ASDM) AND AS DETERMINED BY THE COMMUNITY DEVELOPMENT DIRECTOR. AN EXAMPLE OF THIS COULD BE A COMMERCIAL REDEVELOPMENT WITH SERVICE, OFFICE AND RETAIL WHICH WOULD FOLLOW THE DEVELOPMENT STANDARDS SPECIFIED IN THE RC ZONE DISTRICT AND THE ASDM. NOTE: THE EXISTING STRUCTURES ON SITE SHALL BE CONSIDERED LEGAL NON -CONFORMING FOR SETBACKS. ANY NEW BUILDINGS AND/OR EXPANSIONS OF EXISTING STRUCTURES MUST MEET THE SETBACK REQUIREMENTS OF THE R-1 ZONE DISTRICT. 11IM"I" NOWS DESIGN www.nords-design.com 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 z W 0 1 Lu Lu 0 Lu W > a z m � W 0- Z 0 Z L1J > ILL, 0 0. O ui L.L z o 0 J� Lu Q 0� 797Z Ul"; AMOF PARTNERSHIP PO BOX 803 INDIAN HILLS, CO 80454 Z DATE: 0 01/22/2016 08/10/2016 F_ 10/10/2016 U D ry U) z 0 U 0. SHEET TITLE: 0 DEVELOPMENT H STANDARDS 0 3OF3 z Exhibit 5, Site photos Upper level — Looking northwest at southeast side of Building 3 Planning Commission 20 WZ-16-01/AMOF Upper level — Looking north toward south side of Building 4 Upper level — Looking northeast towards west side of Building 5 Planning Commission 21 WZ-16-01/AMOF Upper level — Looing southeast at original entrance to property at 32 Id/ intersection Upper level — Looking south towards 32nd Avenue Planning Commission 22 WZ-16-01/AMOF Upper level — View looking west across parking lot — Building 3 to the right Upper level — View looking northwest from rear yard of Building 3 Planning Commissi 23 WZ-16-01/AMOF t s —r e_ Lower level — Looking north on access drive from W. 32"d Avenue Lower level - Looking east towards front of Building 6 Planning Commission 25 WZ-16-01/AMOF .`�� �v�.y-., s, ' ". ,,: "�; � 6��" tr a i. ' ' - a:. w Via,; ".�13 r �� ... �1 b ` E � oMW X I, � 's0�y' it ► s �- K, dry F fit- srf�5'+ �����+" � a Exhibit 5, Neighborhood Meeting Recap cmmW� PMma He -JWW.�A. �CO �33-®1 P3e:z« F 30 U, M, Flervtiog Com ... WL16011AN F ihelWbnmgv a an of Wevgphmhwdmee�g: a wtlI and ha de�ve v de mwa of Ae Ye dmemme.lmd we.�oeeiil wemmiv_ IDe m®hay of Aepeblr' was mtmmai of Aev opymmny mma4e emmmv dmmg Ihp�v mda Ae peblie hmmg, E1quvai. i6e (olbcmgvavo aae dvevad regudmg 0e me eLavge anlmt avd pmpmd Lvd ve: Nwe Oedmmre Plmmmg Com ... WL16011AN F Dua.avigw Pe+'a vmmeass Aaroaw manna II Mmo&7mn WE w ,,WM..a Mipror6M mmd,,d, f pl, Plamei DarabpmW segmdmgrouasiva. Mi IYwh whcN,,hwdaM, ofero mtmamv" Au. nM wl- wa=mwGllPvkmg Ua&e Cwvol-¢worn mahieL va&e, ®px'v wahealY hnrymd dm¢amu 321 Aa mneRrylmg Svrtmm,eedon; ronewtlim mdpMw lk,edM Rxb( affiWLudll CNwn,&IWdliM,A,e wm'E, amaE offe onpM gft lyfv nae m. A2'rPmiba4&d Lud me I woau M,emen�w. Rl�l.ffi d. gR`nuimn ltwwldhlwkdehxy, 1. 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M1ItlMY bIISfFIDt6 -Q H,L,ide Hme I4,�{m WMCOMMWAEkcofflfflMcnte of Md na SAeaffiWme Psernra Avo neo pro uMMgrov MmejM chLA m&a group MmejM womery were more m Av wG MasmaLnLN alm¢Lr Ime mea kwew,, ma a aeons&m rot Omer aomum MMLWma Mk ajpmkmg anmeaM (ns MgeereM. L& mukp hma wG bWmnc, mW d bank oNo Eb mora mm ]4.;�{mgtp,affiWLudarommneN MwaMnon ME PMwA wm rotwmeM,EMa muab Wkn Ma mmMm mora maabort Plmm Cmam,,,m W 16-01/AMOP 2. 3. Exhibit 6, Sign -in sheet December 21, 2015 — 6 PM Neighborhood Meeting 10001 W. 32nd Avenue Zone change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) PLEASE PRINT NameAddress 4. Xis --1 „ / r /1 Planning Com iAm 32 WZ-16-01/A OF 6. )0/2s 1J 'V"ll.�t 7. dG I dirk miq 31Cls KP1A� B. s. 10. 11, 12. 13. 14. 15. 16. Planning Commission 33 WZ-16-O1/AMOF Exhibit 7. Other correspondence Meaaenn whan Firl John hmnarl •jhernhart®mmusr.r.H> eWry, @lope, 11, 201611M08 PM torlobster FrOokente SMjrt4 &MIN thenmge appliem, Al 32M and Gpling Al Up Wp: FIkl Fl Stme, flagged Meredith. Thank Wu Me raklry my all lMs resume. ourlie I am a bough supPorYea of pemnl pmpeor rights I he" some trc safenA with enters to the pmWsad"I'M mane for led nor v corner M acted and ISPISM sh mdu sun In in rea o-alfier, and from thatIs is all one nMm ardorrumm the JIM wake baro mumheundaRod w,fto ere topica interacting mel rs ion at the a of a x111 am, gunned Isil Wenaaea he propeM1y Ably a few wards % in this lnl un nom the ... wealdowl en hied metarall omits onto w. 32nd from the mrcn,main, orest"Old back neo me imer¢ction wren take rhe property. The momem Ise exacerbated be me np r the lgnr on Elmo forwnaeouud someone onNanow ak. ars through at me am Marshall drroers push me that d those or.Amg norm on Abdul...ed on 32nd ac Ira to Am Ed lthe sournhou Vemc which is hidden nom frelr As,4 thehmt pemzpi meeNs lampodadun plannersSan mime up with Ell nrnl.I nem; n ih as huge of mIs properaY during; rush Mum Send,I wbel panne(11yal t32 d.lprer mynved mwMn Ridge and serves Anme Ian Fdrvda et mens Abbos nme9ad. the va eagglkn midered wa ,If for me swnnwe st nml,,!tern earan. Om with was that of MI for mese arerenrc Sort m urld Am he Ell, then, this corner hank you br afloNing me me opPo rru mry b mmmena. lonn Summit Pjaamjng Commjesioo 34 WZ-16 01/AM0F 'Wheatpge PLANNING COMMISSION Com umw DW WPMfNT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: October 20, 2016 TITLE: AN ORDINANCE AMENDING ARTICLES I, II AND VI OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING THE IMPLEMENTATION OF RESIDENTIAL BULK PLANE DEVELOPMENT STANDARDS. CASE NO. ZOA-16-06 ® PUBLIC HEARING ® CODE CHANGE ORDINANCE Case Manager: Zack Wallace, Planner I Date of Preparation: October 13, 2016 SUMMARY Staff has been researching bulk plane standards for several months and has presented bulk plane information to City Council and Planning Commission during several study sessions discussions In July, Staff was directed to continue researching bulk plane standards. Based, in part on the community's response to some infill developments in East Wheat Ridge, Council deemed it necessary to declare an emergency and adopt an emergency ordinance in August to implement a bulk plane standard for properties zoned Residential -One C (R -IQ. This emergency ordinance will expire, per Charter regulations, on November 21, 2016. The proposed ordinance intends to be a permanent solution to the emergency ordinance adopted in August, with a slightly expanded scope. That proposed ordinance reflects the direction provided by City Council after considering information provided during several rounds of study sessions, public comments, and Planning Commission recommendations. Notice for this public hearing was provided as required by the Code of Laws. Over the past several months staff has worked to create an ordinance that balances the goals of the City's guiding documents such as the Neighborhood Revitalization Strategy and the Comprehensive plan, which call for reinvestment in Wheat Ridge neighborhoods, and for respecting Wheat Ridge's established neighborhoods. ZOA-16-06 /Bulk Plane During the most recent study session with Planning Commission in mid-September, the commissioners did not come to a consensus on an appropriate starting height for bulk plane. Overall, the Commission felt that bulk plane is not the most appropriate tool to address the neighborhood concerns and suggested that a bulk plane ordinance be adopted only as a temporary solution as staff conducts a more in-depth analysis into neighborhood overlays, building height, and architectural design standards. Following the Planning Commission study session, City Council was presented with a similar memorandum and a summary of Planning Commission's discussion. City Council understood the Planning Commission's desire for a more in-depth process, but directed Staff to continue with the bulk plane ordinance. Staff presents the attached draft ordinance based on consensuses reached during City Council study sessions. Generally speaking, City Council is supportive of the 45' bulk plane measured 15 feet above each property line, as measured from the base plane. The base plane is calculated as an average of the midpoints of each property line. City Council came to a consensus on applying bulk plane standards only to the R -1C zone district and single family homes in the R-3 zone district. Exceptions City Council was supportive of allowing exceptions to the bulk plane. Staff has provided a list of allowable exceptions: chimneys, architectural features consistent with current setback encroachment allowances, mechanical equipment, including solar panels, and dormers with some size limitations. Staff has also included open -type railings compliant with adopted City codes. The 2012 International Residential Code, which the City has adopted and currently enforces, calls for the following: 36" tall railings; openings in the railings (such as the space between supports, spindles, intermediate rails, and the like) must be spaced in a manner which does not allow a 4 -inch sphere to pass through it. Variances The ability to apply for variances from the bulk plane, as is available for most other development standards, was supported by City Council. How variances are measured is typically not codified, as most measurements are self-explanatory. Staff will adopt its measurement of the bulk plane variance as a departmental policy, rather than codifying the technique for measurement. Under the existing regulations for variances, a variance up to 50% can be considered for administrative approval by the community development director. Initially, staff considered whether an applicant could request a 50% variance from the 15 -foot bulk plane measurement, resulting in a 22.5 -foot bulk plane measurement. The practical effect of such a variance (if approved) would be to nullify the intent of the bulk plane regulation and allow a 35 -foot tall structure to be constructed at or near the minimum 5 -foot setback line. Staff does not think that would be in the spirit of what should be allowed through the administrative review process. The administrative policy staff is proposing to implement would allow an administrative variance process for up to 50% encroachments into the area depicted by the 14.14 -foot measurement in the graphic below. ZOA-15-02 /Residential Setbacks 2 Figure 1: Variance measurement method demonstrating a 50% variance. Sloped Lots At the October 3 City Council study session, based on information presented by an east Wheat Ridge property owner, there was also discussion of the applicability of bulk plane regulations on sloped lots. Based on the manner in which "base plane" is established in the draft ordinance, which is consistent with how building height is currently measured in the zoning code, it is correct to say that meeting bulk plane requirements on sloped lots has a greater impact. On sloped lots, in order to meet the bulk plane requirements, the effective side yard setbacks are greater for taller 2- and 3 -story structures. We think this is consistent with the intent of implementing a bulk plane standard, which is intended to minimize the impact of the mass and bulk of these taller structures, particularly on the downslope property line(s). However, it is also important to consider whether the relatively small R-1 C lots still have a reasonable development potential. Staff has conducted an analysis (see Figures 2 and 3) that we believe illustrates that these narrower (50 -foot wide) R-1 C lots continue to have a reasonable development potential if the City were to implement the bulk plane regulations as currently drafted. ZOA-15-02 /Residential Setbacks Figure 2. eet of fall. Figure 3: Potential development scenario of a two-story structure with a basemeng on a 50 -foot wide sloped lot. RECOMMENDED MOTION: "I move to recommend approval of the proposed ordinance amending Articles I, II and VI of Chapter 26 of the code of laws, conceming the implementation of a residential bulk plane development standards." Exhibits: 1. Proposed Ordinance ZOA-15-02 / Residential Setbacks CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. ORDINANCE NO. Series 2016 TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING THE REGULATION OF BULK PLANE STANDARDS FOR THE RESIDENTIAL -ONE C (RAC) AND ONE -FAMILY DWELLINGS IN THE RESIDENTIAL -THREE (R-3) ZONE DISTRICT. WHEREAS, the City of Wheat Ridge ("City") is a home rule municipality operating under a charter adopted pursuant to Article XX of the Colorado Constitution and vested with the authority by that article and the Colorado Revised Statutes to adopt ordinances for the regulation of land use and protection of the public health, safety and welfare; and WHEREAS, in exercise of that authority, the City Council of the City of Wheat Ridge has previously enacted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") pertaining to zoning, land use, and development; and WHEREAS, the City is witnessing three-story residential infill development in established neighborhoods consisting of mostly single -story residences; and WHEREAS, the City Council has identified this development pattern as constituting a detriment to the public peace, health, and safety by impacting privacy and impairing the adequate supply of light and air to adjacent property; and WHEREAS, the City Council finds that this ordinance is necessary to address this development pattern; and WHEREAS, the City Council adopted an emergency ordinance, pursuant to Section 5.13 of the Wheat Ridge City Charter (the "Charter), which enacted a bulk plane regulation in the Residential -One C (R-1 C) zone district; and WHEREAS, the emergency ordinance will expire on November 21, 2016, pursuant to Section 5.13 of the Charter; and WHEREAS, the City Council believes a permanent ordinance will continue to improve the quality or character of new development and further enhance and protect existing neighborhoods while respecting private property rights; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Ordinance No. 1602, declaring an emergency and enacting a bulk plane regulation in the Residential -One C (R -1C) zone district, enacted August 22, 2016, is repealed upon the effective date of this ordinance. Section 2. Section 26-120.C.1 (Nonconforming structures and uses) of the Code is amended to read. Any one- or two-family dwelling structure or customary accessory structures may be enlarged, altered or added to provided that all lot coverage requirements of the zoning district in which the structure is located are met, and provided that the enlargement, alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. THE RESIDENTIAL BULK PLANE STANDARDS SET FORTH IN SECTION 26-641.A. SHALL APPLY TO ANY ENLARGEMENT, ALTERATION OR ADDITION OF OR TO BOTH THE PRIMARY STRUCTURE AND ANY ACCESSORY STRUCTURES TO THE PRIMARY STRUCTURE. In instances of corner lots, no enlargement, alteration or addition shall be permitted to encroach within the minimum sight distance triangle as set forth in subsection 26-603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units. Section 3. Section 26-123 (Definitions.) of the Code is amended by the addition of the following definitions in their appropriate alphabetical locations: Base plane. The horizontal plane which is generally parallel to a property's existing grade from which building height and bulk plane are measured. Building envelope. The three-dimensional space within which a structure is permitted to be built on a lot and which is defined by regulations governing building setbacks, maximum height, and bulk plane, by other regulations, or any combination thereof. Bulk plane. The angled plane which extends from a set height above each property line and constrains the permitted building envelope. Section 4. Section 26-208.13 (Residential -One C District [R -1C] Development Standards) of the Code is amended by the addition of footnote (f) as follows: (F) BULK PLANE REGULATIONS SHALL APPLY IN ACCORDANCE WITH SECTION 26-641. Section 5. Section 26-211.13 (Residential -Three District [R-3] Development Standards) of the Code is amended by the addition of footnote (h) as follows: Maximum Height Maximum Minimum Minimum Building Lot Lot Coverage Area Width (a) Minimum Front Yard Minimum Side Yard Setback (d Minimum Rear Yard Setback Principal Buildings One -family dwelling 35' (h) 40% 7,500 sf 60' Setback 25' (e) 5' (h) 10' (h) Two-family 35' 40% 9,000 sf 75' 25' (e) 5' per 10' dwelling story Multifamily 12,500 (3/more dwelling 35' 40% sf (f)100' 25' (e) 15' (c) 15' (c) u n its) Group home 35' 40% 9,000 sf 75' 25' (e) 5' per 10' story Churches, schools, government and quasi - government buildings, golf 35' 40% 1 acre 200' 25' (e) 15' (c) 20' courses, small day care center, and nursing, elderly and congregate care homes Accessory 600 sf (per 5' if <= 10' Buildings Major 15' (h) unit) 25' (e) 5' in height, (g) N/A N/A 10' if> 10' in (H) BULK PLANE REGULATIONS SHALL APPLY TO ALL ONE -FAMILY DWELLING PRIMARY AND ACCESSORY BUILDINGS IN ACCORDANCE WITH SECTION 26-641. Section 6. Chapter 26 of the Code is hereby amended by the addition of a new section 26-641, to read in its entirety as follows: 26-641. BULK PLANE A. BULK PLANE. IN ADDITION TO THE HEIGHT AND SETBACK STANDARDS OF ARTICLE II, BUILDING ENVELOPES ARE REGULATED BY A THREE-DIMENSIONAL BULK PLANE FOR THE PURPOSE OF PRESERVING NEIGHBORHOOD COMPATIBILITY, PRIVACY, AND THE ADEQUATE SUPPLY OF LIGHT AND AIR. 1. APPLICABILITY. THE BULK PLANE RESTRICTIONS OF THIS SECTION SHALL APPLY TO ALL STRUCTURES ON A LOT FOR WHICH A BUILDING PERMIT IS APPLIED FOR AFTER THE EFFECTIVE DATE OF ORDINANCE NO ----, SERIES 2016. THE ENTIRETY OF ANY BUILDING ENVELOPE SHALL BE CONTAINED WITHIN THE BULK PLANE, UNLESS OTHERWISE EXEMPTED BY SUBSECTION 4. 2. MEASUREMENT OF BULK PLANE. THE BULK PLANE IS A PLANE THAT BEGINS FIFTEEN (15) FEET ABOVE EVERY PROPERTY LINE OF A LOT OR PARCEL, WHICH THEN SLOPES AT A FORTY-FIVE (45) DEGREE ANGLE UNTIL IT INTERSECTS THE BULK PLANE FROM THE OPPOSITE SIDE OF THE LOT OR PARCEL. SEE FIGURE 26-641.2. MAXIMUM BUILDING HEIGHTS SET FORTH IN ARTICLE II, CHAPTER 26 SHALL APPLY REGARDLESS OF THE HEIGHT AT WHICH THE TWO OPPOSITE BULK PLANES INTERSECT ABOVE THE LOT OR PARCEL. 3. MEASUREMENT OF BASE PLANE. THE BASE PLANE (SEE FIGURE 641.1) SHALL BE MEASURED FROM THE EXISTING AVERAGE GRADE OF A LOT OR PARCEL. AVERAGE GRADE SHALL BE CALCULATED AS THE AVERAGE OF THE ELEVATIONS TAKEN AT THE MIDPOINTS OF EACH PROPERTY LINE. SEE FIGURE 26-641.2. 4. EXCEPTIONS. ENCROACHMENTS INTO THE BULK PLANE SHALL BE PERMITTED AS FOLLOWS: A. CHIMNEYS B. OPEN -TYPE RAILINGS COMPLIANT WITH ADOPTED CITY CODE C. ARCHITECTURAL FEATURES. CORNICE, EAVES, BELTCOURSES, SILLS, CANOPIES OR OTHER SIMILAR ARCHITECTURAL FEATURES, INCLUDING BAY WINDOW, MAY EXTEND OR PROJECT INTO THE BULK PLANE NOT MORE THAN THIRTY (30) INCHES D. MECHANICAL EQUIPMENT. VENT PIPES, SOLAR PANELS, SWAMP COOLERS. E. DORMERS MEASURING NO MORE THAN EIGHT (8) FEET WIDE, SIX (6) FEET TALL, AS MEASURED FROM THE LOWEST POINT OF INTERSECTION BETWEEN THE ROOF AND THE DORMER TO THE HIGHEST POINT OF A FLAT ROOF OR MEAN HEIGHT LEVEL BETWEEN EAVES AND RIDGE FOR A GABLE, HIP, GAMBREL OR OTHER ROOF; AND, OCCUPYING NO MORE THAN FIFTY (50) PERCENT OF THE ROOF. Section 7. Section 26-641 (Bulk plane.) of the Code is amended by the addition of Figure 26-641.1. MMIMUM BUILDING HEIGHT BUILDING ENVELOPE BASEPLANE Figure 26-641.1. Section view of bulk plane building envelope, as measured from all property lines. Section 8. Section 26-641 (Bulk plane.) of the Code is amended by the addition of Figure 26-611.2. 411128 = 282 = AVERAGE GRADE Figure 26-641.2. Average Grade Calculation Section 9. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 10. Effective Date. This Ordinance shall take effect upon adoption and signature by the Mayor. INTRODUCED, READ, AND ADOPTED on first reading by a vote of _ to _, this 241h day of October, 2016 and ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for November 14, 2016 at 7:00 p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of _ to _, this day of 12016. SIGNED by the Mayor on this day of 2016. Joyce Jay, Mayor ATTEST: Janelle Shaver, City Clerk Approved as to Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript Effective Date: Published: Wheat Ridge Transcript and www.ci.wheatridge.co.us