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HomeMy WebLinkAboutWZ-16-03City of Wheat iidge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. 303.235.2857 August 15, 2016 HRE Development, LLC 1515 Arapahoe St., Ste. 1200 Denver CO 80202 Dear HRE Development: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: At its meeting of June 16, 2016 Planning Commission recommended APPROVAL of Case No. WZ-16- 03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) for property located at 11818 W 59nd Avenue, for the following reasons: 1. The proposed zone change will promote the public health, safety, and welfare of the community. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and other guiding documents, including the Northwest Subarea Plan. 3. The criteria used to evaluate a zone change support the request. At its meeting of August 8, 2016 City Council APPROVED Case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) for property located at 11818 W 59nd Avenue, for the following reasons: 1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 of the Code of Laws. 2. The requested zoning has been reviewed by Planning Commission, which has forwarded its recommendation of approval. 3. The requested zoning has been found to comply with the "criteria for review" in Section 26-112-E of the Code of Laws. If you have not done so already, please remove the posting signs associated with this case from the property. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Lft— Tammy Odean Administrative Assistant Enclosure: Draft of Minutes from Planning Commission Draft of Minutes from City Council cc: WZ-16-03 (case file) WZ1603.doc ww w.ci.w heatridge.co. u s City Council Minutes August 8, 2016 Page 3 Councilmember Mathews asked that the pictures people submitted be kept overnight so they can be scanned and put into the record. [The pictures have been archived.] Ken Johnstone reported on the progress of the public process to address building standards. Height is going to take more research, but bulk plane and setbacks are moving along. Dates are not yet set, but there will be hearings before Planning Commission and City Council. Citizens can watch the City website for dates; those will be the two opportunities for public comment. APPROVAL OF AGENDA PUBLIC HEARINGS AND ORDINANCES ON SECOND READING 1. Council Bill 13-2016 — An ordinance approving the rezoning of property located at 11818 W. 52"d Avenue from Residential -One (R-1) to Mixed Use - Commercial TOD (MU -C, TOD) and Mixed Use Neighborhood (MU -N) (Case No. WZ-16-03/Hance Ranch) The purpose of the rezoning is to allow for mixed uses, higher density and urban form, and to simplify the review and approval process for the developers. Councilmember Mathews introduced Council Bill 13-2016. Clerk Shaver assigned Ordinance 1601. Mayor Jay opened the Public Hearing and swore in the speakers. Staff presentation Meredith Reckert gave the staff presentation. She entered into the record the case file and packet material and the contents of the digital presentation. • The 7.3 -acre property, located on the SW corner of 52nd & Tabor, was subdivided into 25 lots in 1953, but never developed. The use has remained agricultural (alpaca ranch). A dedication for Taft Street has never been built. • The current zoning (R-1) allows for single family homes and public uses such as schools or parks. Ms. Reckert went through slides of the property and diagrams depicting proposed zoning and uses. • Changes have occurred in the area due to the coming rail station. • Rezoning to MU -C and MU -N will allow for more density and a wide range of uses, including commercial and residential in both areas. • MU -C is requested for the southern portion — higher density close to transit station. • MU -N is requested for the northern section — transitional zoning/density between the high density development by the transit station and the low density residential neighbors to the north and east - with lower buildings closer to existing single family neighbors City Council Minutes August 8, 2016 Page 4 Staff recommends approval. • The proposed zonings comply with the Comprehensive Plan and the Northwest Subarea plan • A neighborhood meeting was held in February. About 30 residents attended; there was lively discussion about things like the number of units, height, compatibility, parking, and street improvements. • Referring agencies and City departments have no concerns about future ability to serve. The developer will bear the cost of improvements. • Planning Commission approved the rezoning unanimously. Questions from Council Councilmember Mathews expressed concern about • the potential for 8 -story buildings right across the street from single family, and • the lack of green space and green space requirements Ms. Reckert testified that the developer has shown plans with higher buildings and more density closer to the TOD site, and shorter buildings closer to the existing R-2 zoned properties that have single family homes and a few duplexes. Mr. Johnstone added some information about MU zones, • Within 100 foot of existing single family/duplexes, there is a limit of four stories; • Six and eight stories would be beyond the 100 foot limit. • When immediately adjacent to established neighborhoods (property line to property line with no intervening street), anything above two stories is required to step back (additional setback requirements) so the upper stories aren't so imposing and to be respectful of established neighborhoods. • Re: Open Space o The multi -family dwellings will likely have some internal private landscape areas or recreational areas for the tenants. o Additionally, the area will eventually need a park. The park land dedication fee will be collected in lieu of land, to build a park nearby — not on this property. Ex: 300 units @ $2,000+/unit would provide $600,000 for a park in the vicinity. The Parks Dept was contacted last week to begin determining where a park would make the most sense for the area. Councilmember Davis received confirmation of the location of existing R-2 property. Applicant Ethan Watel of Baseline Corp., on behalf of HRE Development LLC, gave another similar presentation. In addition to reinforcing Ms. Reckert presentation, he added • They see this filling a need for medium priced housing in the community. • The client's vision is for town homes on the north, with 35 ft height maximum. • The south portion is envisioned as apartments. • Detention ponds are expected to be on the south east comer (the lowest area). • 52 Ave and Tabor street will have a parking lane, tree lawns, an amenity zone and detached sidewalks. There was no public comment. City Council Minutes August 8, 2016 Mayor Jay closed the Public Nearing. Page 5 Motion by Councilmember Mathews to approve Council Bill 13-2016, an ordinance approving the rezoning of property located at 11818 W. 52nd Avenue from Residential - One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use Neighborhood (MU -N) on second reading, and that it take effect fifteen (15) days after final publication for the following reasons: 1. City Council has conducted a proper public hearing meeting all the public notice requirements as required by Section 26-109 of the Code of Laws. 2. The requested rezoning has been reviewed by the planning Commission, which has forwarded its recommendation of approval. 3. The requested rezoning had been found to comply with the "criteria for review" in Section 26-112-E of the Code of Laws. seconded by Councilmember Wooden; carried 8-0. 2. Resolution 28-2016 - Approving an Amendment to the West End 38 Cooperation Agreement between the City and the Wheat Ridge Urban Renewal Authority The developer for the West End project at 38th & Upham requests that the Cooperation Agreement between the City and the Urban Renewal Authority be amended to confirm that the maximum amount if shared sales tar, not exceed $1.9M. Councilmember Davis introduced Resolution No. 28-2016 Mayor Jay opened the public hearing. Mr. Dahl explained the matter as had been laid out at last week's study session. The data projects the sales tax to be less than $2.5M over the next 25 years. Councilmember Mathews asked what would happen if Council did not approve this. Mr. Goff said he couldn't speak for the developer, but suggested it may not move forward as the retail space for the project is small. Councilmember Mathews asked if there are conceptual drawings yet. No. Mr. Goff noted the developer has changed architects, but the plan is substantially the same as previously presented - with retail on 38th Ave with two stories of residential above that and a four-story residential building in the back. Vectra Bank will be on the west abutting 38th Avenue. - Mr. Goff testified there was no truth to rumors that Vectra has backed out of this deal. Mayor Jay closed the public hearing. Motion by Councilmember Davis to approve Resolution No. 28-2016, a resolution approving an amendment to the West End 38 Cooperation Agreement between the City of Wheat Ridge and the Wheat Ridge Urban Renewal Authority; seconded by Councilmember Fitzgerald; carried 8-0. City of Wheat Rdge COMMUNITY DEVELOPMENT Case No. WZ-16-03/Hance Ranch A request for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use Neighborhood (MU -N) at 11818 W. 52°d Avenue City Council a �M August 8, 2016 Site Ecm :ami' �n �1 y August 8, 2016 Site 09/14/2016 09/14/2016 09/14/2016 09/14/2016 09/14/2016 09/14/2016 Development p3mmeter MU -C TOIA MU -N Building height 6 stories (907 for a single use 35 feet if building has any 8 stories (1187) for mixed use residential use 50 feet for all other uses Setbacks/hndscape buffers Front build -to 0'- 20' build -to area 0 — 12'build-to area Minimum side 5' 5' Minimum rear I —2 story building= 10' 0' Via. side and rear adj. to 3 story building =15' 1-2 story = 10 feet residential A story or higher = 20' 3 story=15 feet Required open space Mixed use = 10°/a or Mixed use =10% or Single use =15% Single use= 15% Architectural standards FaGadeartiadation, Material Fayadearticulation, Material variation, Transparency variation; Transparency requirements, Build -to lines requirements, Build -to lines r S t: Northwest Subarea plan Residential Transition Mixed Use TOD Subarea plan — adopted 2013 • Subarea Plan also indicates an area of residential transition along Tabor Street, where property abuts existing low-density residential development. • Encourages a grid of north - south and east -west internal streets with pedestrian amenities Process Neighborhood Meeting: Held on February 9, 2016- Thirty attendees present Discussion topics included the number of units proposed, height of structures, parking, street improvements with development Referral: No concerns from city departments or agencies Subsequent referral for concept, site plan and subdivision review Plamning Commission Action Reviewed at a public hearing on Tune 16, 2016 Recommended approval 8-0 Next steps: City Council public hearing — August 8, 2016 Concept plan Specific development plan and plat Building permit Staff Recommendation Staff recommends approval for the following reasons: • Zone change will promote the public health, safety and welfare. • Request is consistent with goals and objectives of Comp Plan and the NW Subarea plan. • The criteria used to evaluate a zone change support the request. • Planning Commission recommends approval City of " . Wheat �dge ITEM NO: _L6 DATE: August 8, 2016 REQUEST FOR CITY COUNCIL ACTION TITLE: COUNCIL BILL NO. 13-2016 - AN ORDINANCE APPROVING THE REZONING OF PROPERTY LOCATED AT 11818 W. 52nd AVENUE FROM RESIDENTIAL -ONE (R-1) TO MIXED USE - COMMERCIAL TOD (MU -C TOD) AND MIXED USE - NEIGHBORHOOD (MU -N) (CASE NO. WZ-16-03/HANCE RANCH) ® PUBLIC HEARING ❑ ORDINANCES FOR IIT READING (7/11/2016) ❑ BIDS/MOTIONS ® ORDINANCES FOR 2ND READING (8/08/2016) ❑ RESOLUTIONS QUASI-JUDICIAL: N ® YES ❑ NO City Manager ISSUE: The applicant is requesting approval of a zone change from Residential -One to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52"d Avenue. The proposed rezoning area is approximately 7.3 acres. The purpose of the rezoning is to allow for the mix of land uses, densities and urban form as contemplated in the Northwest Subarea Plan and to simplify the review and approval for future development on the property. PRIOR ACTION: Planning Commission heard this request at a public hearing on June 16, 2016. The Planning Commission recommended approval 8-0. The staff report and meeting minutes from that meeting are attached. FINANCIAL IMPACT: Fees in the amount of $1,737.50 were collected for the review and processing of Case No. WZ-16- 03. Additional fees and use taxes will be collected if the application is approved and proceeds Council Action Form — Hance Ranch Zone Change August 8, 2016 Page 2 through a subdivision review and subsequent building permits. If the proposed rezoning is approved, there could be an advancement of the City's goals for the redevelopment of underutilized properties and increased housing choices in the community. BACKGROUND: The property is located at the southwest corner of 52nd Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Court which was recently completed by RTD as part of the station area improvements. The site is currently home to Hance Ranch, which includes a house, several accessory structures, and several farm -related structures. The house, with basement, is approximately 1,894 square feet, and was constructed in 1935. The property was subdivided in 1953 into 25 parcels pursuant to Hance's Subdivision. The parcel layout and size of the subdivision resembles a typical single-family housing neighborhood. However, the entire site has remained as an agricultural use and was never developed. The southwest corner of the property is opposite the RTD Wheat Ridge Ward Station, the Gold Line commuter rail's end of line station, which is located at the southwest corner of Taft Court and Ridge Road. The G -Line is slated to open in October 2016. The area is already seeing a large amount of investment into public improvements, including but not limited to the realignment of Tabor Street, a traffic signal at Tabor Street and Ridge Road, the construction of Taft Court between 501h Place (soon to be renamed Ridge Road) and 52"d Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. Surrounding Land Uses The properties that surround the subject site include a variety of land uses and zoning designations. To the west is an RV storage lot and the parking lot for the commuter rail station, both with Industrial/Employment zoning. To the south is right-of-way for the Tabor/Ridge Road intersection and the rail line tracks. Abutting the property to the east across Tabor is a low density residential neighborhood zoned R-2 which has a mix of single and two-family dwellings. Across W. 52nd Avenue to the north is a low density residential neighborhood within unincorporated Jefferson County. Current and Proposed Zoning The property is currently zoned Residential -One (R-1). The R-1 zone district was established to provide high quality, safe, quiet and stable low density residential neighborhoods. The only uses allowed on this property with the current zoning are single family residential and public uses (parks, schools, etc.). The applicant is requesting a zone change from R-1 to MU -C TOD and MU -N. The MU -C TOD is intended for areas generally within '/z mile of fixed rail transit stations. It permits a wide range of uses to allow densities that support transit ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a wide range of land uses, including commercial and residential, and encourages quality, higher density, mixed use development. Council Action Form — Hance Ranch Zone Change August 8, 2016 Page 3 The northern portion of the site is requested to be Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. The MU -N zoning is intended to serve as a transitional zoning providing a buffer between the higher density development adjacent to the transit station and the lower density development to the north and east. The application has been through the standard referral process with no concerns raised by any outside agencies or City departments. A separate referral process will be required as part of future site development. RECOMMENDED MOTION: "I move to approve Council Bill No. 13-2016, an ordinance approving the rezoning of property located at 11818 W. 52nd Avenue from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use — Neighborhood (MU -N) on second reading and that it take effect 15 days after final publication for the following reasons: 1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 of the Code of Laws. 2. The requested rezoning has been reviewed by the Planning Commission, which has forwarded its recommendation of approval. 3. The requested rezoning has been found to comply with the "criteria for review" in Section 26-112-E of the Code of Laws." Or, "I move to deny Council Bill No. 13-2016, an ordinance approving the rezoning of property located at 11818 W. 52"d Avenue from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use — Neighborhood (MU -N) on second reading for the following reasons: 1. 2. 3." REPORT PREPARED/REVIEWED BY: Meredith Reckert, Senior Planner Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 13-2016 2. Planning Commission staff report with attachments 3. Planning Commission minutes CITY OF WHEAT RIDGE INTRODUCED BY COUNCIL MEMBER MATHEWS COUNCIL BILL NO. 13 ORDINANCE NO. Series of 2016 TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY LOCATED AT 11818 W. 52nd AVENUE FROM RESIDENTIAL - ONE (R-1) TO MIXED USE COMMERCIAL TOD (MU -C TOD) AND MIXED USE -NEIGHBORHOOD (MU -N) (CASE NO. WZ-16- 03/HANCE RANCH) WHEREAS, Chapter 26 of the Wheat Ridge Code of Laws establishes procedures for the City's review and approval of requests for land use cases; and, WHEREAS, HRE Development, LLC has submitted a land use application for approval of a zone change to the Mixed Use – Commercial TOD and Mixed Use - Neighborhood zone districts for property located at 11818 W. 52,d Avenue; and, WHEREAS, the City of Wheat Ridge has adopted a Northwest Subarea Plan — which calls for an area of transition along Tabor abutting existing low-density residential development with higher densities closer to the Gold Line commuter rail station; and, WHEREAS, a zone change will allow for a mix of uses and densities and to simplify the review and approval for future development on the property; and, WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing on June 16, 2016 and voted to recommend approval of rezoning the property to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N), NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Upon application by HRE Development, LLC for approval of a zone change ordinance from Residential -One (R-1) to Mixed Use- Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52nd Avenue, and pursuant to the findings made based on testimony and evidence presented at a public hearing before the Wheat Ridge City Council, a zone change is approved for the following described land: The northern 400' of the parcel described below shall be zoned Mixed Use - Neighborhood (MU -N) The southern 360' of the parcel described below shall be zoned Mixed Use - Commercial Transit Oriented Development (MU -C TOD) LOTS 1 THROUGH 25, HANCE'S SUBDIVISION, EXCEPT THAT PORTION THEREOF AS CONVEYED TO REGIONAL TRANSPORTATION DISTRICT, A Attachment 1 POLITICAL SUBDIVISION OF THE STATE OF COLORADO IN THE DEED RECORDED DECEMBER 17, 2012 UNDER RECEPTION NO. 2012135810, TOGETHER WITH A PORTION OF TAFT STREET RIGHT OF WAY. SAID PARCEL ALSO BEING DESCRIBED AS FOLLOWS; A PORTION OF HANCE'S SUBDIVISION, AS RECORDED IN BOOK 12 AT PAGE 10, AND A PORTION OF TAFT STREET RIGHT OF WAY, BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BASIS OF BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17 TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE 6TH P.M., BEING MONUMENTED AT THE EAST QUARTER CORNER OF SECTION 17 BY A 2 INCH PIPE WITH A 3-1/4 INCH ALUMINUM CAP MARKED "PLS 13212" AND AT THE CENTER OF SECTION 17 BY A NO. 6 REBAR WITH A 2-1/2 INCH ALUMINUM CAP MARKED "PLS 27609" IS ASSUMED TO BEAR S 89011'07" W. COMMENCING AT SAID EAST QUARTER CORNER OF SECTION 17: THENCE S 89011'07" W ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17 A DISTANCE OF 1058.80 FEET; THENCE S 00048'53" E A DISTANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF SAID HANCE'S SUBDIVISION AND THE POINT OF BEGINNING; THENCE S 00018'02" E ALONG THE WEST LINE OF SAID HANCE'S SUBDIVISION, ALSO BEING THE EAST RIGHT OF WAY LINE OF TAFT COURT A DISTANCE OF 759.48 FEET TO THE NORTHWEST CORNER OF TRACT A OF WARD ROAD STATION SUBDIVISION AS DESCRIBED AT RECEPTION NUMBER 201235810; THENCE N 89040'56" E ALONG THE NORTH LINE OF SAID TRACT A A DISTANCE OF 86.44 FEET; THENCE N 84017'24" E CONTINUING ALONG SAID NORTH LINE OF TRACT A A DISTANCE OF 70.28 FEET TO THE WESTERLY RIGHT OF WAY LINE OF TAFT STREET; THENCE N 84038'08" E A DISTANCE OF 40.16 FEET TO THE EASTERLY RIGHT OF WAY LINE OF TAFT STREET AND THE NORTHWEST CORNER OF EXCEPTION PARCEL GL -55A AS DESCRIBED AT RECEPTION NUMBER 2012135810; THENCE N 79041'52" E ALONG SAID NORTH LINE OF EXCEPTION PARCEL GL -55A A DISTANCE OF 158.91 FEET TO A POINT OF A CURVE; THENCE ALONG THE WEST LINE OF SAID EXCEPTION PARCEL GL -55A THE FOLLOWING THREE (3) COURSES AND DISTANCES; 1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 17056'17", A RADIUS OF 400.00' FEET, AN ARC LENGTH OF 125.23 FEET WHOSE CHORD BEARS N 20°50'12" E A DISTANCE OF 124.72 TO A POINT OF A REVERSE CURVE; 2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26026'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD BEARS N 16°34'54" E A DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY; 3) N 03°21'27" E A DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID EXEMPTION PARCEL GL -55A; THENCE N 89043'08" E ALONG THE MOST NORTHERLY LINE A DISTANCE OF 11.02 FEET, TO THE WEST RIGHT OF WAY LINE OF TABOR STREET; THENCE N 00016'32" W ALONG SAID WEST RIGHT OF WAY LINE OF TABOR STREET A DISTANCE OF 414.56 FEET TO A POINT OF A CURVE; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 90032'18", A RADIUS OF 15.00 FEET, AN ARC LENGTH OF 23.70 FEET, AND WHOSE CHORD BEARS N 45032'43" W A DISTANCE OF 21.31 FEET TO A POINT OF TANGENCY AND THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE; THENCE S 89011'07" W ALONG THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE A DISTANCE OF 430.08 FEET TO THE POINT OF BEGINNING; SAID DESCRIBED PARCEL OF LAND CONTAINS 318,708 SO. FT. OR 7.316 ACRES, MORE OR LESS. Section 2. Vested Property Rights. Approval of this zone change 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 Code of Laws of the City of Wheat Ridge. Section 3. Safety Clause. The City of Wheat Ridge hereby finds, determines, and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the proper legislative object sought to be attained. Section 4. Severability; Conflicting Ordinance Repealed. If any section, subsection or clause of the 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 5. Effective Date. This Ordinance shall take effect 15 days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 7 to 0 on this 11th day of July, 2016, ordered it published with Public Hearing and consideration on final passage set for Monday, August 8, 2016 at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of , 2016. SIGNED by the Mayor on this day of , 2016. Joyce Jay, Mayor ATTEST: Janelle Shaver, City Clerk Approved as to Form Gerald Dahl, City Attorney 1St publication: July 14, 2016 2nd publication: Wheat Ridge Transcript: Effective Date: City of CWheatidge MUMUNITY DEVEI_oPMNT TO: Planning Commission CASE MANAGER: M. Reckert DATE OF MEETING: June 16, 2016 CASE NO. & NAME: WZ-16-03/Hance Ranch ACTION REQUESTED: Approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) and Mixed Use -Neighborhood (MU -N) LOCATION OF REQUEST: 11818 W. 52nd Avenue PROPERTY OWNER: Hance Family Trust APPROXIMATE AREA: 7.3 acres PRESENT ZONING: Residential -One (R-1) COMPREHENSIVE PLAN: T.O.D. Site, Mixed Use Employment ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION _y 6- SITE 40 S _ A''i �1�NW l • �' * tl�. Attachment 2 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 Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52nd Avenue. The zone change is the first step of the process for approval for redevelopment of this site under mixed use zoning. If approved, and prior to any construction, a site development plan review will be required to confirm compliance with the city zoning code including the architectural and site design standards embedded in the mixed use zoning regulations. A subdivision plat will be required as well which will require public hearings in front of Planning Commission and City Council. The purpose of the rezoning is to allow for the mix of land uses, densities and urban form as contemplated in the Norwest Sub Area Plan and to simplify the review and approval for future development on the property. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The property is located at the southwest corner of 52nd Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Court which was recently completed. The site is currently home to Hance Ranch, which includes a house, several accessory structures, and several farm -related structures. According to the Jefferson County Assessor, the house, with basement, is approximately 1,894 square feet, and was constructed in 1935. The property was subdivided in 1953 into 25 parcels pursuant to Hance's Subdivision. The parcel layout and size of the subdivision resembles a typical single-family housing neighborhood. However, the entire site has remained as an agricultural use and was never developed. (Exhibit 2, Aerial Photo) The southwest corner of the property is opposite the RTD Ward Road Station, the Gold Line commuter rail line's end of line station, which is located at the southwest corner of Taft Court and Ridge Road. The Gold Line is slated to open in October 2016. (Exhibit 3, Station rendering) The area is already seeing a large amount of public improvement investment, including but not limited to the realignment of Tabor Street, a traffic signal at Tabor Street and Ridge Road, the construction of Taft Court between 50'h Place (soon to be renamed Ridge Road), and 52"d Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. (Exhibit 4, Site photos) The R-1 zone district was established to provide high quality, safe, quiet and stable low density residential neighborhoods. The only uses allowed on this property with the current zoning are single family residential and public uses (parks, schools, etc.). Plannino Cmmnikzinn It is the intent of this application to prepare the property for development of a mix of residential uses including townhomes and market rate multi -family housing. Surrounding zoning and land use The properties that surround the subject site include a variety of land uses and zoning designations. (Exhibit 5, Zoning Map) To the west is an RV storage lot and the parking lot for the commuter rail station, both with Industrial/Employment zoning. To the south is right of way for the Tabor/Ridge Road intersection and the rail line tracks. Abutting the property to the east across Tabor is a low density residential neighborhood zoned R-2 which has a mix of single and two-family dwellings. Across W. 52nd Avenue to the north is a low density residential neighborhood within unincorporated Jefferson County. III. PROPOSED ZONING The applicant is requesting a zone change from R-1 to MU -C TOD and MU -N. The MU -C TOD is intended for areas generally within % mile of light rail stations. It permits a wide range of uses to allow densities that support transit ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a wide range of land uses, including commercial and residential, and encourages quality, higher density, mixed use development. The northern portion of the site is intended to be Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. The location of the division line between the two zone districts is at the location where W. 51 St Avenue would be extended from the west. (Exhibit 6, Proposed Site boundary exhibit). The intent of this division is that the northern portion of the site be a less intensive zone district due to proximity of the low density residential neighborhoods to the north across 52nd Avenue and to the east across Tabor. The MU -N zoning will provide a land use transition and buffering for the adjacent residential neighborhoods. The zoning on the south portion of the property will have the higher intensity zoning closer to the station. In addition the Tabor Street right-of-way shifts to the west, creating a larger separation from the existing residences to the east. The following table compares the two zone categories being requested for the property. Plannino C'nmmk'zinn Development parameter MU -C TOD MU -N Building height 6 stories (90') for a single use 35 feet if building has any 8 stories (118') for mixed use residential use 50 feet for all other uses Setbacks/landscape buffers Front build -to 0'- 20' build -to area 0 — 12'build-to area Minimum side 5' S' Minimum rear 1 — 2 story building= 10' 0' Min. side and rear adj. to 3 story building = 15' 1-2 story = 10 feet residential 4 story or higher = 20' 3 story = 15 feet Required open space Mixed use = 10% or Mixed use = 10% or Single use = 15% Single use = 15% Architectural standards Facade articulation, Material Facade articulation, Material variation, Transparency variation, Transparency re uirements, Build -to lines requirements, Build -to lines If the rezoning is approved, the applicant would then submit for administrative concept and site plan reviews and a subdivision plat which will be reviewed at a public hearing. Both the concept and site plans would be administrative. The design for the property would be held to the standards set forth in the zoning code and the Architectural and Site Design Manual. The subdivision plat will require public hearings in front of Planning Commission and City Council. IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.D.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change of zone will not result in adverse effects on the surrounding area. While rezoning would allow uses beyond single-family residential, any new development will require site plan review through which traffic impacts, drainage and buffering will be analyzed. The mixed use zoning is expected to add value to the subject property and also to the surrounding community. The mixed use development standards will support compatibility between future development and existing land uses. The change in zoning considers both the existing low density development to the north and east, as well as the zoning for mixed-use transit oriented development and higher densities closer to the Ward Road Station. pig,,,,;,,,, r,,,,,,,,;�•�•;,,., Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. Prior to issuance of a building permit, administrative concept and site development plan applications will be required and referred to all impacted utility and service agencies. The property owner/developer will be responsible for utility installation and/or upgrades. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: 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 and policies are to be used for guides when considering zone changes relative to the subject site. NEIGHBORHOOD REVITALIZATION STRATEGY — adopted 2005 Identified strategies for the city to become a "community of choice" Goal for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading housing stock, increasing the variety of housing stock available, developing employment areas and targeting underutilized commercial properties for redevelopment. I-70/KIPLING CORRIDOR URBAN RENEWAL PLAN - adopted July 2009 In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal plan area includes properties along the I-70 corridor extending north to the northern city limit line, including this parcel. A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, deterioration of site or other improvements, inadequate public improvements or utilities. Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of powers of eminent domain. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. Plnnnino Cnmmiccinn This property is designated "employment", adjacent to "employment/TOD mixed use" on the urban renewal concept plan. In 2009, a ballot initiative was approved by voters in a City election for removal of the charter height and density restrictions for most of the urban renewal areas in the city. COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted October 2009 The property is shown as being a mixed-use employment center close to the City's TOD site (see figure below). The intent of the employment/commercial center is to revitalize underutilized areas in the city with proximity to the city's TOD site. The following are attributes of this designation: • Should have a mix of uses centered around the commuter rail station • Uses should include commercial and retail services and multi -family housing • Pedestrian—friendly setting • Can be a higher intensity than areas to the east and south of I-70 • Should be designed with landscaping, high quality urban design and architecture, and incorporate green space pp ,Site T - _ Envision Wheat Ridge Structure Plan Iona i Trw x mer ! Plannino ('nniniiQcinn !. NORTHWEST SUBAREA PLAN — adopted 2006 — updated 2013 • The Northwest Subarea Plan also indicates an area of residential transition along Tabor Street, where the property abuts existing low-density residential development. • Encourages a grid of north -south and east -west internal streets with pedestrian amenities Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The northwestern portion of the city is being established as a transit -oriented redevelopment that will coincide with the completion of the new commuter railway station near the intersection of Tabor and Ridge Road (W. 50th Place). This station will be Planning Cnmmig6r%n the end -of -line station for the RTD Gold Line. The former Jolly Rancher site on the western side of the commuter rail parking lot was rezoned to MUC-TOD previously in 2012. The Wheat Ridge station is located north of the existing freight tracks and east of Ward Road on the south side of 50`h Place across the street from the subject property and is currently under construction. Improvements associated with the station include a train platform, station with amenities and parking. Parking and bus drop-off will be just north of the station platform. The improvements are expected to be completed this fall. Underutilized land, an inadequate street network system and blight in this general area led the City Council and Renewal Wheat Ridge to adopt both the Northwest Area Subarea Plan and the I-70/Kipling Urban Renewal Plan. All guiding documents specify that this property is appropriate for mixed use transit -oriented development, the creation of an employment center and housing supporting the TOD use. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. However, the rezoning to Mixed Use will aid in the progress to develop the area around the light rail station into a mid -density, pedestrian friendly residential development. Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate zone change support this request. N'. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. A meeting for neighborhood input was held on February 9, 2016. Roughly thirty attendees were at the meeting. Discussion topics are addressed in the neighborhood meeting notes. (Exhibit 7 Neighborhood Meeting Notes and sign- up sheets). VI. AGENCY REFERRAL 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. Ply.,,,;,,., r'.,,,,.,,;�.•;.,., Arvada Fire Protection District: Upon further development, additional looped water lines and fire hydrants may be needed. Will review at the time of concept plan application for fire access, water supplies and hydrant locations. Colorado Department of Transportation: CDOT will assess the conditions of Ward Road upon submittal of a concept plan for redevelopment. Jefferson County Planning: Supports a higher density on the site. Supports full public improvements on 52nd. Would like to review the final drainage report. Valley Water District: Can serve the property. Will address water availability and specific improvements upon submittal of a concept redevelopment proposal. Xcel Energy: Has no objections to the zone change. Will assess service at time of site plan application. Wheat Ridge Public Works: Will assess traffic and drainage upon submittal of a concept development plan. Wheat Ridge Police: No concerns with crime or traffic. Renewal Wheat Ridge: Proposal is consistent with the urban renewal plan. Comments received relate only to the zone change request. A separate referral process would be required in the future if the zone change is approved and a site plan is submitted. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the property is currently underutilized. Staff further concludes that there are changing conditions in the area which will dramatically impact the development viability of the property and the area. Staff further concludes that the proposal is consistent with the goals and objectives of the Comprehensive Plan and other guiding documents including the Northwest Sub Area plan. The request for MU -N on the northern portion of the site provides the residential transition recommended in the plan. Because the zone change evaluation criteria support the request, Staff recommends approval of Case No. WZ-16-03. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52nd Avenue for the following reasons: Plnnnina rnmmiccinn n 1. The proposed zone change will promote the public health, safety, and welfare of the community. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and other guiding documents, including the Northwest Subarea Plan. 3. The criteria used to evaluate a zone change support the request." Option B: "I move to recommend DENIAL of Case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52nd Avenue for the following reasons: 1. 2." Plonninn (-'nmmiccinn 1 (1 Exhibit 1— Applicant letter Plannino Cnmmiccinn i I ��O( Wheat Application for Zone Change to MU -C TOD & MU -N Hance Ranch Property Location: South of West 52nd Avenue East of Taft Court West of Tabor Street North of Ridge Road Applicant: HIRE Development, LLC 1515 Arapahoe St, Suite 1200 Denver, Colorado 80202 Initial Submittal: March 10, 2016 Revised April 15. 1016 Revised MaV 17, 2016 pl—ninu Cn11n1i'6nn 1 '1 VICINITY MAP Property Information Dwner as seen on Assessor Record: Hance FamifyTrust 11818 W 52"dAvenue Wheat Ridge, Colorado 80033 Parcel# 39.174.05-001 Parcel 9 39-174-04-003 Parcel # 39-174-05.021 Mince Norvir Zora,• t'Irxr�r.lfyiiarrLn+. '(prd 15. 2N6 IfIN-a) Rive' f.•fj;rutnfir WAS_ LI E Plannino Cnmmiccinn 1 � Pro iiect Background Baseline Corporation Is pleased to submit this rezoning application for the property known as Hance Ranch on behalf of HRE Development LLC and Hance Family Trust- The property is bounded by West 52 - Avenue on the north, Taft Court on the west, Regional Transportation District (RTD) rail/Future Ridge Road on the south, and Tabor Street on the east. The proposal is to change the zone from Residential -One (R-1) to the Mixed Use Commercial Transit Oriented Development (MU{ TOD) and Mixed Use "hborhood (MU -N) districts. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family attached and multi -family components direcity adjacent to the future Wheat Ridge -Ward Road station of RTD's Gold Line. The residential development will service the increased residential demand in the area once the rail line opens in Oclober 2016. The sites that are in the area today are vacant fields and former industrial sites which will draw In development to implement Envision Wheat Ridge and Wheat Ridge's Northwest Subarea Plan's vision for higher density, mixed-use development around transit stations. The intent of the MU -C TOD sub -district as stated in the Wheat Ridge Zoning and Development Code is for properties that ore within }f mire of rail or tight rail stations.' it is designed to allow densities that support transit ridership and to encourage kind uses, site design, and building form that enhance connections to transit.' The Ward Road Gold Line Station is the only planned rail station within the Citv of Wheat Ridge. The intent of the MU -N district as stated in the Wheat Ridge Zoning and Development Code Is for neighborhood main street commercial corridors, this district encourages medium density mixed use development. It allows for rreighbortrood serving commercial gird retail uses, as well as residential and civk land uses' Currently, the property is being used for agricultural and animal husbandry purposes and it is zoned Residential -One fR-1). The opening of the Gold Line in October will bring a significant change to the fabric of the area surrounding the station To this regard the applicant proposes to establish a more TOD-appropriate development in the form of multi -family housing. The applicant also wishes to be respectful of the surrounding residential neighborhood to the North and the East. The rezoning to MU -N of the area of the property adjacent to existing single family residences will restrict future residential development to a 35' height limit, providing a transition the higher -density uses. Development that would incorporate non-residential uses is not envisioned for this location. Single-family attached development will be located along the northern hall of the property along 52" Avenue and Tabor Street within the MU -N district. These single family homes will likely be townhomes or row homes and will serve as a transitional buffer between the existing neighborhood to the north and east- Multi -family development is proposed in the southwest corner, oriented towards RTD's Wheat Ridge -Ward Road station Building Heights The maximum buildable height for the MU -C TOD district is 90 feet (or six stories) for buildings with a single use. It is not the intent of the developer to place dramatically tall buildings on the property. The rM<ur Ranch A e Cho," 4fVd,,ar.w,..,r>r,r r � :016 ASELINE 01 trial kiln ("A"'►at< real estate market in Wheat Ridge cannot absorb six story tall apartment buildings, Furthermore, the MU -C TOO zoning requires that any building over 75 feet in height must be stepped back. Any portion of a building facade over 75 feet in height must stepback at least ten (10) feet from the outer edge of the first story. In addition, the frontage along the north and east property lines will be limited to a maximum building height of 35' for residential buildings pursuant to MU -N Zoning, ensuring the protection of existing single family homes with this requirement for shorter buildings. The developer's intent is to construct townhomes and row houses in this area no more than two to three stories in height (25 to.S5 feet). Setbacks and Build -to Zones The applicant is fully aware of the setbacks required for developments in the MU -C TOD and Mu -N districts. Along the west and south sides of the property, the apartment buildings will be built closer to the property line, The proposed attached homes along West 52"° Avenue and Tabor Street will have front yards and a separated tree lawn, creating a walkable inviting streetscape. The developer envisions providing outdoor living space for all single family units, As a site plan is developed we will attempt to provide these amenities and to conform to both the setbacks and build -to requirements of the districts. Building Design Any future development on this property will follow the design guidelines established in Chapter 26, Article XI — Mixed Use Zone Districts of the Municipal Code to help achieve the future vision of the Northwest Subarea Plan Character_ All design concepts will focus on building orientation that is close to the sidewalk, with parking located to the rear and side of buildings and building materials that provide visual interest and a pedestrian scale. Varied building heights will be a key consideration to avoid uniform height and long uninterrupted wall planes and to provide a gradual transition from the neighboring properties. A site plan for this property has not yet been developed. After rezoning, a Site Development Plan application will be prepared and submitted to the Cay for review according to the Wheat Ridge review process. Halm NmICh ( SE %Ivx' 7pur�r 4)�/�rr�atrwr, .ifrrl !f, Nll6� �y/AAA N hclr/ Rfdxti r o1"nXirr�� PROPOSED GONE DISTRICTS Note. The boundary between the MU -C TOD and MU•N tone districts as depicted is for itluslrative purposes. An exact metes and bounds description will be provided prior to hearings. 11,m,r k.nrrh A.,,, r7k wg, 4110,I;o,! 0A VBASELINE Justlfication for the:on Change r q";tt u McW fvr ChurfW The Hance Ranch property is part of the City of Wheat Ridge's Northwe3t Subarea Plan The Northwest Subarea Plan envisions the area surrounding the Hance Ranch property as a Mixed Use Transit Oriented Development, tied to the new Wheat Ridge — Ward Road Station on the RTI) Gnld lin@ This station is the terminus of thr Gold Une. The current zoning unty allows construction of single family residences next to the tall station, wiilch is not consistent with Northwest Subarea Plan. The overall intent of this rezone request is to support the vision of the Northwest Subarea Plan and help transform the property into a development that provides gradual transitions from the suburban character/neighborhood to the north and east of this property to a more urban TOD character that wiN surround the future RTD station area b. Present and future effect on the existing zone districts and physkat character of the surrounding area The proposed property is a largely undeveloped site that can accommodate the proposed rezoning. The surrounding properties are currently developed with single-family uses, with prevalent duplexes throughout. Though a multi -family development may increase the density in the area, the density is located adjacent to rail station, as intended in the Northwest Subarea Plan. The residential development planned will still promote residential uses in the surrounding area and prevent the types of nuisances that may b4 typical of commercial developments: increased traffic at non -peak hours, nolle, and increased light. The type of vehicles accessing the proposed residential uses will be small car transports — as opposed to stacked vehicle haulers used to place inventory on tight industrial or commercial developed property. Many of the properties surrounding Hance Ranch are existing established developments of single and two-family homes. Development should focus on the Hance site as it would be infill development_ Future development of the Hance property will require improvements to the portions of 52n° Avenue and Tabor Street that are within the City of Wheat Ridge. The current roadways in this area are dated and are in need of repair. There is also very little pedestrian infrastructure in the area as well- The proposed development will work to ensure that these improvements can be implemented. AN development guidelines for street, pedestrian, and street lawns will be implemented into the proposed development. All of these improvements will have a positive impact on the property and surrounding area. Access to the area, troffk patterns and import of the requested zone on these factors Traffic will be increased with the development of multi -family housing but it should be emphasized that a portion of the property will be developed as single-family attached homes. Single-family uses will result in less traffic than If the entire property were to be developed as higher density multifamily. In addition, the adjacent rail line will further reduce the number of daily trips via automobile. The redevelopment of Ridge Road and the City's desire to develop 51" Avenue is a key point when analyzing future traffic demand as well. It is likely that these roadways will serve as the desired route for future residents to access Ward Road as they will directly connect with the property. It will be less direct for future residents to access Ward Road via 520" Avenue or elsewhere. The proposed development will provide enough parking for all Ilan, r Ranch Zone (7rurex.'.i/rliG.eNi�ua .Axil 15 XiJ + � .",INE U hear kki e, ! o1,ffMA, the proposed units to prevent spill over parking onto public streets. The proposed rezoning will not adversely impact traffic pattern in the area The impact will be less than what was expected in the Northwest Subarea Plan. d. Availability of utilities The fiance property is currently located within the Fruitdale Sanitation District and the Valley Water District. Existing utility lines are available along 52" Avenue. Tabor Street and also south of the property within the Ridge Road right-of-way. These existing, lines and the potential availability beneath the recently constructed Taft Court, should provide sufficient utility connections for future flows. E. Present and future effect on public facilities and services, such as lire, police, water, sonication, roadways, parks, schools, etc The site is currently within the Arvada Fire Protection District and will be served by the Wheat Ridge Police Department Muhi-family developments typically do not attract larger families therefore the Impacts on the school district should be small. As mentioned, the applicant will satisfy all development standards for the zone district and therefore new open space amenities and landscaping will be provided. The proposed rezoning will not adversely impact the surrounding fire, police, water, sanitation, roadway, parks, and school districts. The impact will be less than what was expected in the Northwest Subarea Plan. The developer will provide park features for public use as part of fulfilling their park land dedication fee requirements. f A discussion of the relationship between the proposol and adopted plans and/or policies of the city As mentioned, this area is envisioned for future Transportation Oriented Development that typically promotes high density developments around transit corridors. In addition, the proposed property is identified in the Kipling/1-70 Urban Renewal Area (URA). One objective of this URA is to, "Stimulate development of under-utilized land in the Urban Renewal Area." Hance Ranch is a perfect property to develop with MU -C TOO and MU -N zone districts because it realizes development at the location intended by the Northwest Subarea Plan and provides residents of the development the opportunity to utilize alternative transportation options via the adjacent to light rail lines. Compliance wtth Section 26-112 1E) 1110rivate Rezoninel of the City of Wheat Ridep Mursicioal code Criteria for review. The plonning commission and city council sholl base its decision in consideration of the extent to which the applicant demonstrates the following criteria have been met. 1. The change of zone promores the health, safety, and general welfare of the community and will not result in o significant adverse effect on the surrounding area. 2. Adequate infrostructure/%cifities 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 nor exist or ore under capacity. IksmT RWR'h Arae ['finger .4Md1,W,4 1 .lied i c .rit! ►r lrrur Ridge Collo Jrh, MRASELINE bio— %— At least one (2) of the following conditions exists- a. The change of zone is in conformonce; or will bang the property into conformance with, the City of Wheat Ridge comprehensive plan .goals, objectives and policies, and other city -approved policies or plans for the area. The proposed zone change from R-1 to MU -C TOD and MU -N will bring the property into conformance with the City of Wheat Ridge's Envision Wheat Ridge Comprehensive Plan and the Northwest Subarea Pian. The Wheat Ridge Structure plan in Envision Wheat Ridge calls for the site surrounding the Wheat Ridge -Ward Road Station to be a Transit Oriented Development site with mixed use zoning. The future Land Use map in the Northwest Subarea plan calls out the site as the location for Mixed Use TOD and Residential Transition. The proposed MU -C TOD and MU -N zoning will bring the site into compliance with these plans. b. The existing zone classification currently recorded on the official zoning mops of the city of Wheat Ridge is in error. This condition is not applicable. i. A change Of character in the area has Occurred or is Occurring to such 0 degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing choracree of the oreo. With the opening of the RTD Gold Line and the Wheat Ridge -Ward Road Station in October 2016, the area will see a change in character. d. The proposed rezoning ,'s necessary .n order to provide for a cammunrty need that was nor ontrapoted at the time of the adaptron Of the City of Whent Ridge comprehensive plan. This condition is not applicable. Report PreUargd by: VBASELINE Golden Office 1950 Ford Street Golden, CO 130401 303-202-5010 or 303-940.9966 www.baselinecoro tom Z. m (herrW, 41-1efuauu,o 41,,,115 2411( 11 heat Ridge r vlr .Ad., NBASELINF Exhibit 2 — Aerial Map Planning Cnmmiccinn Exhibit 3 — Station Rendering Rezoning Site Alt, ROAD =C= 6. 3TORMVYATOR POND ----I 3TATVN PLATFORM W/ CANOPIES 7. TICKET KIOSK 2, TRANOrTION PLAZAS 6 AT GRAPE CROOSINO WITH TABOR STRUT 3, DUO TRANSFIRAREA P. BIYSF LINE 4; SURFACE PARKING LOT 19, AREA FOR POWULE STATION 6, ORKEN I LANDSCAPED AREAS EXPANSION IN 2019 Exhibit 4 — Site Photos Looking north on Taft Court — subject property on the right Looking southeast towards rail station improvements Panni— Cn—m;—i— n" Looking west along 52nd Avenue Looking south from 52nd at front of house oi.,.,.,:.,,, Looking south along Tabor — property is to the right Looking west from Tabor at property T)I-i- C"--;-;- 1C ........, (rte..,. , : �_•--_ j,� �+ryi�s,i�,r,�.. Looking southwest toward Tabor/Ridge intersection Plannino Cnnlmiccinn 7A Exhibit 5 — Zoning Map Exhibit 6 - Zoning Exhibit eVIIWc Noir 1 . errr rM'.... ra aroo eqn �..ertw t.•m.+u ewlo-.o leawawlm I� 'ti tied r ( - p - - - 1��rr.+u • � n.n.t later.enyi _.tWD9l��FtRMxlil4ie�� ••�••_�••�•••�• sm�rtra Yrtsl1waR .n btc %ln Mt�/iemm i_ ....F.rra;lRrerrnr.l um=a w"ImGoiNq pmi� utwc tun �.iM eJ10.( M MM F.IFr� We.�l+.lr Mir eJrnw'i� ��v+Ml Y'9, - ...JAn..r. ws. r. �nbn rlt r�wn.+•• xawwN at« y rertuuc.xo-mlwu+-rwm YnI.,+Yr tnYu '•TM#'. ..��_�ye�.�_�, � wwrw.r+ ya�zlre3Ne�a�T rwrwlt•le - \ a^Pa•I,nLmtt.sv ew,` ai 1f �� .il'�_-�--�"'" s•rrw.G w�wn YY.r YtwntY.Wir.w�ra - ..�, wpr. ne I r�� •y Y nt.wyr eY118 ualO�Ws�wM>w• i MWlr nr eW..w•o et I .w etwr 9J.FYMrp _ J+ w r.•rYfw.+M r.eNl MOPOM ZOW MMCr sOux AM HMCB RMC H almftffimlwAL� m: a TAW Mas menial amm ma.uo • ttrta L ". I 1 I ����� rs arars�un .. ._.. I I rc I I I I I I I I I F6 I I � I I I I I I I I I I I 1 I I I I I ' I i I I I I I I I I o.rn Bs P Exhibit 6 — Neighborhood meeting notes -` - City of " Wheat ji c COMMUNITY DEVELOPMENT NEIGHBO"OOD -XMLMG SUII-`tPUR ' AlieetingDate: Fellruar� 4 _elf+ Attending Staff: meredtthRerk-crt-,Senim P12rzitz Lisa Ritchie, R2nosr 11 Zack X14°apace, PianraiagTechri6 : _--------- ---- -- - -- Property Address: 11818 W. Scat' Avemne - --- - -------------- Applicant: Etl�arr�'at:el last C°t�rgporatis►Ae 1'nce3m Hani, Basefum. C mporatim, Patrick: Hemy Applicant Present} Yes - ----------------------- ------ - - _ - ------------ ---- Existing Zoning: Res ll Ione - Existing Camp. Plan: T.O.D Site NiiaedUse Emspkmmm m .. Existing Site Conditions: Thepropertyis located at the sots•est.comer of5.2hd - enue:ardTaborStreet,.Itextends southtoRidgeRoadandwesttoTaft.Cowl (cuaex-yumdaconsn rtvonbyRID)-Thesiteis currently home to Ij=CeRaxr-h.,vkt&hindu&-s ahamtmdstver2rlfarm-related,;vuctLres. According to the Jefferson County Assessorjhehcnrm..viiih, bMantw. is. approxirmately 1.894 square feet, and Ras constnute:din. 1935- Rzc=&— a&r-- tetheproperty was subdKidedin 1953 into 25 parcels with a full R dthplanedri&-of= sag for Txft Street- The, parcellavoin and size ofthe subdicisionresembles atypical single-family ho"neighborhood. However, the entire site has remained as an alpaca farm andwasna er dex el sped. The southR-estcomer oftheproperty is oppositethe RTISWard.RoadStation,the Gold Line commuterrail line's end ofline station wh6chas, locatedat:thesouffiwest comer ofTail Court and. Ridge Road. The Gold line is d2tedt.o openin Cl ober 2016. The: area is already seeing a large amount of pubbc impro%-emims i uiudiagbut:not.himted. tis the. realigrrment of Tabor Street, a traffic signal at Tabor Street and RidgeRoad;:tlx,construction ofTaflCourtbetween 50th Place (soon to be renamed Ridge Roa d antl53�d: erre, andthe constructiono f the commuter rail station and other infrastructure rela:ted.tothe coerrailline. Applicant/Owner Preliminary Proposal: Currently, the applicant is pursuing a rezoning ofthe propem , vs ith a future site planthat includes a mix ofmutii-fart, residential. The submittedpreliar int , proposal suggested a rezoning to Muted Use Conrnercial Transit Oriented Development (MU -C TOD) and -Mixed. Use — Neighborhood (MU --N). This rezoning ss-ouldbe the first step for preparrtgthe property for development into a multi -farad€ apartmentl andto,%mhonre cow . Attendance from the neighborhood: Approximately, 30 residents 2ndproperty owns &omathe neighborhood attemdedihemmexii . see attachedsign-up sheets. The following is a summary of the neighborhood meeting: • Staff explainedthe site condhions,zoningirn theneighbox oocl,.the adeptedstib-area plan, and the reason for the rezone request_ • The applicant explaihedthe d velopmrmt.conceptforamixofr-fknm� re,4Amlial development • the attendees were infouned ofthe process for 2 rezoni ngto Mixed Use ComwmRsdat— TOD andMixedUse-Neighbodwod- The following issues were discussed regarding the application: How many units are planned? • 7lreapplicantisstilldeterrminir�+thr�iinaa'srur►tberofpropos�'uni�.h'xilllikcr.�•brr determined b-sthe height of tha proposed builchng and land area available w h671 factoring inparking,drairxrgreandapan.spacerequkements. Thesouthernhal w411 likeh• be 4 -story, apartmesnts, andthe northern halfwilllikeh be 1 -stork,, to-a-ahmmeW- h the applicantwilling to include bulk plane requirements? • No, but the mixed use code has requirements far building step bac+b on uppea floors that are related to adjacent uses andbudft heights. What is the parking requirement? • Tire mixed use code has a residentialparking requirement thatprovides a minimum of] space per unit, and a maximum oft _5 per unit- The applicant is assuming 1.5 to 2 spaces per unit will beprovided_ R'hat will the street sections look like on 52ie.4venue, Tabor Street and possibly 5111 Avenue? • The applicant will be requiredto improve the sides adjacent to theirproperil for 52"1 Ave and Tabor Street with detachedsidew•alks and amenh),zones, alongwith now curb and gutter. Has the applicant purchased the property? • the property is undercontract_ Will 51" Avenue be allowed to accts %7'ard Road? • Yes, howin,er the development of reTnainder of 51-1.4venue will not occur until "Ye other properties redevelop. N17 ill 50'h Place and Ridge Road connect? • Yes. and 50:'' Place ►i ill he resented Ridge Road. N'l'hat are the open space requirements? • A single use del-elopme& has a 154% agent. space requirement Is the plan for the park gone? • Y"h is is not oerern;ired,yvt. Will the RTD buses use Taft Cour-t? • Yes How tall can the buildings be.? • A single Ute developnierat in d.-,e:W— V -70D d'zvk-t ha a height limit of 6 -stories or 90 feet. Can the radius for notification be exteaded(? • me radiuses for notification are t+.i"er a -z' in the Code. No F:-ritten correspondence -,z-as received regarding the meeting. U1 A W N s ttP = J D r4 CL !D r 7 Z � �c -10 0 ttP = J r4 CL !D r 7 Z � r►. 3 0 ? C D �1 �c aCao M 5b- r 0 Z CD 4) � A z' DoLN -10 0 ttP = J 7J CL !D r 7 Z � r►. 3 0 ? C D D O� _ a m 0013 cr m < 0' O CL CLCD c —1 © O rx W I CD �1 tD T aCao M 5b- r 0 Z CD 4) � A z' DoLN iia CT1 •La CEJ N a ® � co rl ti 1 D C Vl F, C3 t C v w w (A) co co -4 CL CL Is to U) U) LA) N) C> to IMB CL CL Is to U) U) N N N N N N N ►V N --ti -41 _a co -J CD N - ► O CD UD V o_ o N al t': -VA- '01 0 CL CL -4 m ,(-` � cr, C)q � 8 0 Nj o `^' No one wished to speak at this time. 7. PUBLIC HEARING A. Case No. WZ-16-03: an application filed by HRE Development, for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for the property located at 11818 W. 52 Avenue. Ms. Ritchie gave a short presentation regarding the zone change 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. Ritchie explained that what is under consideration is a two zone classification and will be split around where 51 S` Avenue will be extended. The northern half will be zoned MU -N which is a lower intensity mixed use district and the southern half will be zoned MU -C TOD which is a higher intensity district intended for transit oriented type development. When evaluating zoning applications staff looks at the Comprehensive Plan, which was adopted in 2009, and identifies this location as a TOD site and proposes a mix of uses that are pedestrian friendly. In addition, the Northwest Subarea Plan is looked at which indicates an area of residential transition along Tabor Street and encourages a grid system of internal streets with pedestrian amenities. A neighborhood meeting was held on February 9, 2016 in which 30 attendees were present. Discussion topics included height, number of units proposed. There were no concerns from city departments or agencies during the referral process. The next steps will be a City Council public hearing on August 8, 2016, concept plan, specific development plan and a building permit. Staff does recommend approval. Commissioner TIMMS asked if the applicant had submitted a concept plan yet and if it will administratively reviewed. He also asked if a neighborhood meeting will be included with these plans. Ms. Ritchie said there has not been a concept plan submitted yet, and both the concept plan and site plan will be administratively reviewed and there will not be any more neighborhood meetings, per the code. Ethan Watel, Baseline Engineering 1950 Ford Street, Golden, CO Mr. Watel gave a brief explanation of the zoning in the area and added that the applicant was drawn to this 6.6 acre site because it is next to the Gold Line at the Planning Commission Minutes June 16, 2016 Attachment 3 -2— Ward Road station and it supports a TOD site. There is also likely a detention pond on southeast comer of the lot. Commissioner TIMMS asked what type of density is being proposed and what the dwelling unit per acre will be. Mr. Watel replied they are still in the preliminary stages, but there will be approximately 150 apartments on the southern end and approximately 60 townhomes on the northern end. Ms. Ritchie added the dwelling unit per acre will be 15.6 to the north and 56.4 to the south, given those estimates. Commissioner TIMMS also asked about the unincorporated area north of 52nd Avenue and whose growth boundary that belongs to or if it will remain unincorporated. Ms. Ritchie explained she did not know at this time. Commissioner TIMMS asked if there will be more traffic intensity on Taft Court than on Tabor Street. Also, he asked if Ridge Road is a collector street. Mr. Westberg explained that more will be known once a traffic study is done and he added that Ridge Road is a collector street. Commissioner LEO asked if there was any objection at the neighborhood meeting. Ms. Ritchie stated there was concern about both height and traffic. Commissioner WEAVER shared her concerns about a height shadow in the adjacent neighborhood and wondered where the nearest TOD is located to compare what could potentially be at this site. Mr. Watel explained that due to the cost of construction the apartments will be no more than 3-4 stories in height and there is no demand for a more expensive product in this area.. Patrick Henry, Cushman and Wakefield 787 S. Washington Street, Denver Mr. Henry stated the nearest comparable TOD would be the apartments at Kipling and Ridge Road. He agreed with Mr. Watel about the height of the proposed apartments and said the demand for high rents is very low in this area and to construct a six story building is very expensive. Those two items will keep the height to 3-4 stories. Commissioner BODEN asked if the city will be incurring the cost of the sidewalk improvements to the south of the property. Planning Commission Minutes 3 June 16, 2016 Ms. Ritchie stated the improvements have already been completed along with the RTD project and the applicant will be responsible for the west side of Tabor and the north side of 52nd. Commissioner WEAVER asked about the average price point for the potential units. Mr. Henry stated the average rent will be around $1250 and the townhomes will average the low $300s. It will be a perfect entry level place. Chair OHM asked how the portions were determined for the MU -N and MU -C TOD zoning. Ms. Ritchie explained that it was determined to split the zone districts along the conceptual extension of 51" Avenue because the MU -N zoning provides more of a natural residential transition on the north end of the site. The potential drainage area in the southeast corner also serves as a bit of a buffer for the MU -C TOD zoning from the residences to the east on the southern portion of the site. Commissioner TIMMS asked about the height restriction in I -E and R-2 since this property is between the two. Ms. Ritchie stated the maximum height for I -E is 50 -feet and for R-2 it is 354cet. Commissioner BUCKNAM asked where the next closest MU -N is located. Ms. Ritchie said the closest MU -N is located at the south side of 44h near Ward and then 44'h and Moore. It was moved by Commissioner BUCKNAM and seconded by Commissioner LEO to recommend APPROVAL of case No. W2<16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use - Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52"d Avenue for the following reasons: I. The proposed zone change will promote the public health, safety, and welfare of the community. 2. The proposed zone change is consistent with the goals and objective of the City's Comprehensive Plan and other guiding documents, including the Northwest Subarea Plan. 3. The criteria used to evaluate a zone change support the request. Motion carried 8-0. Planning Commission Minutes June 16, 2016 - 4 - - f, City of Wheat�idge POSTING CERTIFICATION CASE NO. A/ -- —& —0-3 PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARING DATE: 6��iy3 -zoa � I, 6- "-h a 0 N', 4e (n am e) residing at H50 ?-d'-o( J -b, r 14 (address) as the applicant for Case No. IN2--- /&--0-? , hereby certify that I have posted the Notice of Public Hearing at �W l/ FIX X 67— (I o c a t i o n) Z(location) on this ZZ^Oday of -T✓1 20 / b , and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted at the public hearing on this case and will be placed in the applicant's case file at the Community Development Department. MAP V, City of Wh6atRicdl( PUBLIC NOTICE POSTING REQUIREMENTS Applicants are required to post a sign of PUBLIC NOTICE before all administrative variance cases. Signs will be provided by the Community Development Department. One sign must be posted per street frontage. In addition, the following requirements must be met: ■ The sign must be located within the property boundaries. ■ The sign must be securely mounted on a flat surface. ■ The sign must be elevated a minimum of thirty (30) inches from ground. ■ The sign must be visible from the street without obstruction. • The sign must be legible and posted for ten (10) continuous days prior to and including the deadline for written comments. It is the applicant's responsibility to certify that these requirements have been met and to submit a completed Posting Certification Form to the Community Development Department. City of Wheat ge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 20 A% e. Wheat Ridge. CO 80033-8001 P: 303.235.2846 F: 303.235.2857 NOTICE TO MINERAL ESTATE OWNERS APPLICANTS: You must submit this completed form to the Community Development Department no later than ten (10) days before the public hearing on your application. Failure to complete and submit this Certification of Notice shall constitute sufficient grounds to reschedule your public hearing. bo% 14te . , as oyert,C (Print name) (Position/Job Title) of/with (Entity applying for permit/approval) (hereinafter. referred to as the "Applicant"), do hereby certify that notice of the application for C, AAA { Q_ , set for public hearing on (Describe type of application) 20✓v"*, has been sent to all mineral estate owners at least thirty (30) days before the public hearing, as required by $ 24-65.5-103(1), C.R.S., or, in the alternative, that the records of the Jefferson County Clerk and Recorder do not identify any mineral estate owners of any portion of the property subject to the above referenced application. -OR LY_I Check here if there are no mineral estate owners of any portion of the subject property. I hereby further certify that I am authorized by the Applicant to make representations contained herein and act as the Applicant's agent for purposes of this Certificate of Notice and bind the Applicant to these representations by my signature below. Dated this day of , 20 ► �; By: City of Wheat R dge ITEM NO: DATE: July 11, 2016 REQUEST FOR CITY COUNCIL ACTION TITLE: COUNCIL BILL NO. 13-2016 — AN ORDINANCE APPROVING THE REZONING OF PROPERTY LOCATED AT 11818 W. 52°d AVENUE FROM RESIDENTIAL -ONE (R-1) TO MIXED USE - COMMERCIAL TOD (MU -C TOD) AND MIXED USE - NEIGHBORHOOD (MU -N) (CASE NO. WZ-16-03/HANCE RANCH) ❑ PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS QUASI-JUDICIAL: ® ORDINANCES FOR 1sT READING (7/11/2016) ❑ ORDINANCES FOR 2ND READING (8/8/2016) ❑ NO Community Development Director City Manager ISSUE: The applicant is requesting approval of a zone change from Residential -One to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52"d Avenue. The proposed rezoning area is approximately 7.3 acres. The purpose of the rezoning is to allow for the mix of land uses, densities and urban form as contemplated in the Northwest Subarea Plan and to simplify the review and approval for future development on the property. PRIOR ACTION: Planning Commission heard this request at a public hearing on June 16, 2016. The Planning Commission recommended approval 8-0. The staff report and meeting minutes from that meeting will be included with the ordinance for second reading. FINANCIAL IMPACT: Fees in the amount of $1737.50 were collected for the review and processing of Case No. WZ-16- 03. Additional fees and use taxes will be collected if the application is approved and proceeds Council Action Form — Hance Ranch Zone Change July 11, 2016 Page 2 through a subdivision review and subsequently building permits. If the proposed rezoning is approved, there could be an advancement of the City's goals for the redevelopment of underutilized properties and increased housing choices in the community. BACKGROUND: The property is located at the southwest corner of 52nd Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Court which was recently completed by RTD as part of the station area improvements. The site is currently home to Hance Ranch, which includes a house, several accessory structures, and several farm -related structures. The house, with basement, is approximately 1,894 square feet, and was constructed in 1935. The property was subdivided in 1953 into 25 parcels pursuant to Hance's Subdivision. The parcel layout and size of the subdivision resembles a typical single-family housing neighborhood. However, the entire site has remained as an agricultural use and was never developed. The southwest corner of the property is opposite the RTD Ward Road Station, the Gold Line commuter rail's end of the line station, which is located at the southwest corner of Taft Court and Ridge Road. The Gold Line is slated to open in October 2016. The area is already seeing a large amount of public improvement investment, including but not limited to the realignment of Tabor Street, a traffic signal at Tabor Street and Ridge Road, the constructiop of Taft Court between 50th Place (soon to be renamed Ridge Road) and 52"d Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. Surrounding Land Uses The properties that surround the subject site include a variety of land uses and zoning designations. To the west is an RV storage lot and the parking lot for the commuter rail station, both with Industrial/Employment zoning. To the south is right-of-way for the Tabor/Ridge Road intersection and the rail line tracks. Abutting the property to the east across Tabor is a low density residential neighborhood zoned R-2 which has a mix of single and two-family dwellings. Across W. 52"d Avenue to the north is a low density residential neighborhood within unincorporated Jefferson County. Current and Proposed Zoning The property is currently zoned Residential -One (R-1). The R-1 zone district was established to provide high quality, safe, quiet and stable low density residential neighborhoods. The only uses allowed on this property with the current zoning are single family residential and public uses (parks, schools, etc.). The applicant is requesting a zone change from R-1 to MU -C TOD and MU -N. The MU -C TOD is intended for areas generally within t/z mile of fixed rail transit stations. It permits a wide range of uses to allow densities that support transit ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a wide range of land uses, including commercial and residential, and encourages quality, higher density, mixed use development. Council Action Form — Hance Ranch Zone Change July 11, 2016 Page 3 The northern portion of the site is intended to be Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. The MU -N zoning is intended to serve as a transitional zoning providing a buffer between the higher density development adjacent to the transit station and the lower density development to the north and east. RECOMMENDED MOTION: "I move to approve Council Bill No. 13-2016, an ordinance approving the rezoning of property located at 11818 W. 52nd Avenue from Residential -One (R-1) to Mixed Use -Commercial TOD (MU -C TOD) and Mixed Use — Neighborhood (MU -N) on first reading, order it published, public hearing set for Monday, August 8, 2016, at 7 p.m. in City Council Chambers, and that it take effect 15 days after final publication." REPORT PREPARED/REVIEWED BY: Meredith Reckert, Senior Planner Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 13-2016 No one wished to speak at this time. 7. PUBLIC HEARING -- A. Case No. WZ-16-03: an application filed by HRE Development, for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for the property located at 11818 W. 52nd Avenue. Ms. Ritchie gave a short presentation regarding the zone change 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. Ritchie explained that what is under consideration is a two zone classification and will be split around where 51" Avenue will be extended. The northern half will be zoned MU -N which is a lower intensity mixed use district and the southern half will be zoned MU -C TOD which is a higher intensity district intended for transit oriented type development. When evaluating zoning applications staff looks at the Comprehensive Plan, which was adopted in 2009, and identifies this location as a TOD site and proposes a mix of uses that are pedestrian friendly. In addition, the Northwest Subarea Plan is looked at which indicates an area of residential transition along Tabor Street and encourages a grid system of internal streets with pedestrian amenities. A neighborhood meeting was held on February 9, 2016 in which 30 attendees were present. Discussion topics included height, number of units proposed. There were no concerns from city departments or agencies during the referral process. The next steps will be a City Council public hearing on August 8, 2016, concept plan, specific development plan and a building pen -nit. Staff does recommend approval. Commissioner TIMMS asked if the applicant had submitted a concept plan yet and if it will administratively reviewed. He also asked if a neighborhood meeting will be included with these plans. Ms. Ritchie said there has not been a concept plan submitted yet, and both the concept plan and site plan will be administratively reviewed and there will not be any more neighborhood meetings, per the code. Ethan Watel, Baseline Engineering 1950 Ford Street, Golden, CO Mr. Watel gave a brief explanation of the zoning in the area and added that the applicant was drawn to this 6.6 acre site because it is next to the Gold Line at the Planning Commission Minutes -2— June 2_June 16, 2016 Ward Road station and it supports a TOD site. There is also likely a detention pond on southeast corner of the lot. Commissioner TIMMS asked what type of density is being proposed and what the dwelling unit per acre will be. Mr. Watel replied they are still in the preliminary stages, but there will be approximately 150 apartments on the southern end and approximately 60 townhomes on the northern end. Ms. Ritchie added the dwelling unit per acre will be 15.6 to the north and 56.4 to the south, given those estimates. Commissioner TIMMS also asked about the unincorporated area north of 52nd Avenue and whose growth boundary that belongs to or if it will remain unincorporated. Ms. Ritchie explained she did not know at this time. Commissioner TIMMS asked if there will be more traffic intensity on Taft Court than on Tabor Street. Also, he asked if Ridge Road is a collector street. Mr. Westberg explained that more will be known once a traffic study is done and he added that Ridge Road is a collector street. Commissioner LEO asked if there was any objection at the neighborhood meeting. Ms. Ritchie stated there was concern about both height and traffic. Commissioner WEAVER shared her concerns about a height shadow in the adjacent neighborhood and wondered where the nearest TOD is located to compare what could potentially be at this site. Mr. Watel explained that due to the cost of construction the apartments will be no more than 3-4 stories in height and there is no demand for a more expensive product in this area.. Patrick Henry, Cushman and Wakefield 787 S. Washington Street, Denver Mr. Henry stated the nearest comparable TOD would be the apartments at Kipling and Ridge Road. He agreed with Mr. Watel about the height of the proposed apartments and said the demand for high rents is very low in this area and to construct a six story building is very expensive. Those two items will keep the height to 3-4 stories. Commissioner BODEN asked if the city will be incurring the cost of the sidewalk improvements to the south of the property. Planning Commission Minutes _ 3 _ June 16, 2016 Ms. Ritchie stated the improvements have already been completed along with the RTD project and the applicant will be responsible for the west side of Tabor and the north side of 52"d Commissioner WEAVER asked about the average price point for the potential units. Mr. Henry stated the average rent will be around $1250 and the townhomes will average the low $300s. It will be a perfect entry level place. Chair OHM asked how the portions were determined for the MU -N and MU -C TOD zoning. Ms. Ritchie explained that it was determined to split the zone districts along the conceptual extension of 51 S` Avenue because the MU -N zoning provides more of a natural residential transition on the north end of the site. The potential drainage area in the southeast corner also serves as a bit of a buffer for the MU -C TOD zoning from the residences to the east on the southern portion of the site. Commissioner TIMMS asked about the height restriction in I -E and R-2 since this property is between the two. Ms. Ritchie stated the maximum height for 1-E is 50 -feet and for R-2 it is 35 -feet. Commissioner BUCKNAM asked where the next closest MU -N is located. Ms. Ritchie said the closest MU -N is located at the south side of 44th near Ward and then 44th and Moore. It was moved by Commissioner BUCKNAM and seconded by Commissioner LEO to recommend APPROVAL of case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use - Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52"d Avenue for the following reasons: I. The proposed zone change will promote the public health, safety, and welfare of the community. 2. The proposed zone change is consistent with the goals and objective of the City's Comprehensive Plan and other guiding documents, including the Northwest Subarea Plan. 3. The criteria used to evaluate a zone change support the request. Motion carried 8-0. Planning Commission Minutes -4— June 4_June 16, 2016 City Of "� Wheat jdge COMMUNITY DEVELOPMENT TO: Planning Commission DATE OF MEETING: CASE NO. & NAME CASE MANAGER: M. Reckert June 16, 2016 WZ-16-03/Hance Ranch ACTION REQUESTED: Approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) and Mixed Use -Neighborhood (MU -N) LOCATION OF REQUEST: 11818 W. 52nd Avenue PROPERTY OWNER: Hance Family Trust APPROXIMATE AREA: 7.3 acres PRESENT ZONING: COMPREHENSIVE PLAN: ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE Residential -One (R-1) T.O.D. Site, Mixed Use Employment CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This application is for approval of a zone change from Residential -One (R-1) to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52"d Avenue. The zone change is the first step of the process for approval for redevelopment of this site under mixed use zoning. If approved, and prior to any construction, a site development plan review will be required to confirm compliance with the city zoning code including the architectural and site design standards embedded in the mixed use zoning regulations. A subdivision plat will be required as well which will require public hearings in front of Planning Commission and City Council. The purpose of the rezoning is to allow for the mix of land uses, densities and urban form as contemplated in the Norwest Sub Area Plan and to simplify the review and approval for future development on the property. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The property is located at the southwest corner of 52nd Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Court which was recently completed. The site is currently home to Hance Ranch, which includes a house, several accessory structures, and several farm -related structures. According to the Jefferson County Assessor, the house, with basement, is approximately 1,894 square feet, and was constructed in 1935. The property was subdivided in 1953 into 25 parcels pursuant to Hance's Subdivision. The parcel layout and size of the subdivision resembles a typical single-family housing neighborhood. However, the entire site has remained as an agricultural use and was never developed. (Exhibit 2, Aerial Photo) The southwest corner of the property is opposite the RTD Ward Road Station, the Gold Line commuter rail line's end of line station, which is located at the southwest corner of Taft Court and Ridge Road. The Gold Line is slated to open in October 2016. (Exhibit 3, Station rendering) The area is already seeing a large amount of public improvement investment, including but not limited to the realignment of Tabor Street, a traffic signal at Tabor Street and Ridge Road, the construction of Taft Court between 50th Place (soon to be renamed Ridge Road), and 52nd Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. (Exhibit 4, Site photos) The R-1 zone district was established to provide high quality, safe, quiet and stable low density residential neighborhoods. The only uses allowed on this property with the current zoning are single family residential and public uses (parks, schools, etc.). Plnnnino Cnmmk6nn 7 It is the intent of this application to prepare the property for development of a mix of residential uses including townhomes and market rate multi -family housing. Surrounding zoning and land use The properties that surround the subject site include a variety of land uses and zoning designations. (Exhibit 5, Zoning Map) To the west is an RV storage lot and the parking lot for the commuter rail station, both with Industrial/Employment zoning. To the south is right of way for the Tabor/Ridge Road intersection and the rail line tracks. Abutting the property to the east across Tabor is a low density residential neighborhood zoned R-2 which has a mix of single and two-family dwellings. Across W. 52'd Avenue to the north is a low density residential neighborhood within unincorporated Jefferson County. III. PROPOSED ZONING The applicant is requesting a zone change from R-1 to MU -C TOD and MU -N. The MU -C TOD is intended for areas generally within %2 mile of light rail stations. It permits a wide range of uses to allow densities that support transit ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a wide range of land uses, including commercial and residential, and encourages quality, higher density, mixed use development. The northern portion of the site is intended to be Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. The location of the division line between the two zone districts is at the location where W. 51 st Avenue would be extended from the west. (Exhibit 6, Proposed Site boundary exhibit). The intent of this division is that the northern portion of the site be a less intensive zone district due to proximity of the low density residential neighborhoods to the north across 52nd Avenue and to the east across Tabor. The MU -N zoning will provide a land use transition and buffering for the adjacent residential neighborhoods. The zoning on the south portion of the property will have the higher intensity zoning closer to the station. In addition the Tabor Street right-of-way shifts to the west, creating a larger separation from the existing residences to the east. The following table compares the two zone categories being requested for the property. Plannino CommiQ6nn Development parameter MU -C TOD MU -N Building height 6 stories (90') for a single use 35 feet if building has any 8 stories (118') for mixed use residential use 50 feet for all other uses Setbacks/landscape buffers Front build -to 0'- 20' build -to area 0 — 12'build-to area Minimum side 5' S' Minimum rear 1 — 2 story building = 10' 0' Min. side and rear adj. to 3 story building = 15' 1-2 story = 10 feet residential 4 story or higher = 20' 3 story = 15 feet Required open space Mixed use = 10% or Mixed use = 10% or Single use = 15% Single use = 15% Architectural standards Fagade articulation, Material Facade articulation, Material variation, Transparency variation, Transparency requirements, Build -to lines requirements, Build -to lines If the rezoning is approved, the applicant would then submit for administrative concept and site plan reviews and a subdivision plat which will be reviewed at a public hearing. Both the concept and site plans would be administrative. The design for the property would be held to the standards set forth in the zoning code and the Architectural and Site Design Manual. The subdivision plat will require public hearings in front of Planning Commission and City Council. IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.D.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change of zone will not result in adverse effects on the surrounding area. While rezoning would allow uses beyond single-family residential, any new development will require site plan review through which traffic impacts, drainage and buffering will be analyzed. The mixed use zoning is expected to add value to the subject property and also to the surrounding community. The mixed use development standards will support compatibility between future development and existing land uses. The change in zoning considers both the existing low density development to the north and east, as well as the zoning for mixed-use transit oriented development and higher densities closer to the Ward Road Station. Plnnnino C'nmmicainn Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. Prior to issuance of a building permit, administrative concept and site development plan applications will be required and referred to all impacted utility and service agencies. The property owner/developer will be responsible for utility installation and/or upgrades. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: 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 and policies are to be used for guides when considering zone changes relative to the subject site. NEIGHBORHOOD REVITALIZATION STRATEGY — adopted 2005 • Identified strategies for the city to become a "community of choice" • Goal for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading housing stock, increasing the variety of housing stock available, developing employment areas and targeting underutilized commercial properties for redevelopment. I-70/KIPLING CORRIDOR URBAN RENEWAL PLAN - adopted July 2009 In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal plan area includes properties along the I-70 corridor extending north to the northern city limit line, including this parcel. A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, deterioration of site or other improvements, inadequate public improvements or utilities. Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of powers of eminent domain. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. Plnnninv f nmmicainn This property is designated "employment", adjacent to "employment/TOD mixed use" on the urban renewal concept plan. In 2009, a ballot initiative was approved by voters in a City election for removal of the charter height and density restrictions for most of the urban renewal areas in the city. COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted October 2009 The property is shown as being a mixed-use employment center close to the City's TOD site (see figure below). The intent of the employment/commercial center is to revitalize underutilized areas in the city with proximity to the city's TOD site. The following are attributes of this designation: • Should have a mix of uses centered around the commuter rail station • Uses should include commercial and retail services and multi -family housing • Pedestrian—friendly setting • Can be a higher intensity than areas to the east and south of I-70 • Should be designed with landscaping, high quality urban design and architecture, and incorporate green space fi �f�.i'�����'.r � t7, 6 r k Envision Wheat Ridge Structure Plan Oslo W..1 .ala. 66� AYj p� Liar Plnnnino Cnmmiccinn A NORTHWEST SUBAREA PLAN — adopted 2006 — updated 2013 or" n • The Northwest Subarea Plan also indicates an area of residential transition along Tabor Street, where the property abuts existing low-density residential development. • Encourages a grid of north -south and east -west internal streets with pedestrian amenities Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The northwestern portion of the city is being established as a transit -oriented redevelopment that will coincide with the completion of the new commuter railway station near the intersection of Tabor and Ridge Road (W. 50th Place). This station will be Plnnnina ('nmmk6nn '7 the end -of -line station for the RTD Gold Line. The former Jolly Rancher site on the western side of the commuter rail parking lot was rezoned to MUC-TOD previously in 2012. The Wheat Ridge station is located north of the existing freight tracks and east of Ward Road on the south side of 50th Place across the street from the subject property and is currently under construction. Improvements associated with the station include a train platform, station with amenities and parking. Parking and bus drop-off will be just north of the station platform. The improvements are expected to be completed this fall. Underutilized land, an inadequate street network system and blight in this general area led the City Council and Renewal Wheat Ridge to adopt both the Northwest Area Subarea Plan and the I-70/Kipling Urban Renewal Plan. All guiding documents specify that this property is appropriate for mixed use transit -oriented development, the creation of an employment center and housing supporting the TOD use. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. However, the rezoning to Mixed Use will aid in the progress to develop the area around the light rail station into a mid -density, pedestrian friendly residential development. Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate zone change support this request. V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. A meeting for neighborhood input was held on February 9, 2016. Roughly thirty attendees were at the meeting. Discussion topics are addressed in the neighborhood meeting notes. (Exhibit 7 Neighborhood Meeting Notes and sign- up sheets). VI. AGENCY REFERRAL 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. Plnnnino Cnmmiecinn Arvada Fire Protection District: Upon further development, additional looped water lines and fire hydrants may be needed. Will review at the time of concept plan application for fire access, water supplies and hydrant locations. Colorado Department of Transportation: CDOT will assess the conditions of Ward Road upon submittal of a concept plan for redevelopment. Jefferson County Planning: Supports a higher density on the site. Supports full public improvements on 52"d. Would like to review the final drainage report. Valley Water District: Can serve the property. Will address water availability and specific improvements upon submittal of a concept redevelopment proposal. Xcel Energy: Has no objections to the zone change. Will assess service at time of site plan application. Wheat Ridge Public Works: Will assess traffic and drainage upon submittal of a concept development plan. Wheat Ridge Police: No concerns with crime or traffic. Renewal Wheat Ridge: Proposal is consistent with the urban renewal plan. Comments received relate only to the zone change request. A separate referral process would be required in the future if the zone change is approved and a site plan is submitted. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the property is currently underutilized. Staff further concludes that there are changing conditions in the area which will dramatically impact the development viability of the property and the area. Staff further concludes that the proposal is consistent with the goals and objectives of the Comprehensive Plan and other guiding documents including the Northwest Sub Area plan. The request for MU -N on the northern portion of the site provides the residential transition recommended in the plan. Because the zone change evaluation criteria support the request, Staff recommends approval of Case No. WZ-16-03. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52'd Avenue for the following reasons: phnnino con-1111i"inn 0 1. The proposed zone change will promote the public health, safety, and welfare of the community. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and other guiding documents, including the Northwest Subarea Plan. 3. The criteria used to evaluate a zone change support the request." Option B: "I move to recommend DENIAL of Case No. WZ-16-03, a request for approval of a zone change from Residential -One (R-1) to Mixed Use — Commercial TOD (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 W. 52'd Avenue for the following reasons: 1. 2." Plnnnino Cnmmiccinn 1 A Exhibit 1— Applicant letter Planning Commission of W heat ]age Application for Zone Change to MU -C TOD & MU -N Hance Ranch Property Location: South of West 52"d Avenue East of Taft Court West of Tabor Street North of Ridge Road Applicant: HIRE Development, LLC 1515 Arapahoe St, Suite 1200 Denver, Colorado 80202 WWI Submgtal: March 10, 2016 Re—d April 15. 2016 Revised May 17, 2016 Planning Commission 12 VICINITY MAP Property Information Owner as seen on Assessor Record: Hance Family Trust 11818 W 52" Avenue Wheat Ridge, Colorado 80033 Parcel 39-174-05-001 Parcel A 39174-04-003 Parcel# 39-174-05021 lhrinx h'urn.. ASELINE Planning Commission 13 protect Backer Baseline Corporation is pleased to submit this rezoning application for the property known as Hance Ranch on behalf of HRE Development LLC and Hance Family Trust. The property is bounded by West 52 " Avenue on the north, Taft Court on the west, Regional Transportation District (RTD) rail/FUture Ridge Road on the south, and Tabor Street on the east. The proposal is to change the zone from Residential -One (Rd) to the Mixed Use Commercial Transit Oriented Development (MU{ TOD) and Mixed Use Neighborhood (MU -N) districts. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family attached and muhl-family components directly adjacent to the future Wheat Ridge -Ward Road station of RTD's Gold Line. The residential development will service the increased residential demand in the area once the rail line opens in October 2016. The sites that are in the area today are vacant fields and former industrial styes which will draw In development to implement Envision Wheat Ridge and Wheat Ridge's Northwest Subarea Plan's vision for higher density, mixed-use development around transit stations. The intent of the MU -C TOD sub -district as stated in the Wheat Ridge Zoning and Development Code is "for properties that are within 1s mite of rail or light rail stotiaris," It is "designed to allow densities that support transit ridership and to encourage land uses, site design, and building form that enhance connections to transit.`The Ward Road Gold Line Station is the only planned rail station within the City of Wheat Ridge. The intent of the MU -N district as stated in the Wheat Ridge Zoning and Development Code Is %r neighborhood main street commercial corridors, this district encourages medium density mixed use development. It allows for neighborhood serving commercial and retail uses, as well as residential and civic land uses" Currently, the property is being used for agricultural and animal husbandry purposes and it is zoned Residential -One (R-1). The opening of the Gold Line in October will bring a significant change to the fabric of the area surrounding the station To this regard the applicant proposes to establish a more TOD-appropriate development in the form of muhi-family housing The applicant also wishes to be respectful of the surrounding residential neighborhood to the North and the East. The rezoning to MU -N of the area of the property adjacent to existing single family resdences will restrict future residential development to a 35' height limit, providing a transition the higher -density uses. Development that would incorporate ran -residential uses is not envisioned for this location. Single-family attached development will be located along the northern halt of the property along 521 Avenue and Tabor Street within the MU -N district These single family homes will likely be townhomes or row homes and will serve as a transitional buffer between the existing neighborhood to the north and east. Multi -family development is proposed in the southwest comer, oriented towards RTD's Wheat Ridge -Ward Road station Building Heights The maximum buildable height for the MU -C TOD district is 90 feet (or six stories) for buddaW with a single use. It is not the intent of the developer to place dramatically tall buildings on the property. The ,hent R—P, Z„ (';.rain ,ry,hrwnni. rpnr 15, :nrr ASEUNE 07-1 Rata = 04.rxhW _ r...i ........ - Planning Commission 14 real estate market in Wheat R4dge cannot absorb six story tall apartment buildings. Furthermore, the MU -C TOD zoning requires that any building over 75 feet in height must be stepped back. Any portion of a building farade over 75 feet in height must stepback at least ten (10) feet from the outer edge of the first story. In addition, the frontage along the north and east property lines will be limited to a maximum building height of 35' for residential buildings pursuant to MU -N Zoning, ensuring the protection of existing single family homes with this requirement for shorter buildings. The developer's Intent is to construct townhomes and row houses in this area no more than two to th ree stories in height (25 to 35 feet). Setbacks and Build -to Zones The applicant is fully aware of the setbacks required for developments in the MU -C TOD and MU -N districts. Along the west and south sides of the property, the apartment buildings will be built closer to the property line. The proposed attached homes along West 52"' Avenue and Tabor Street will have front yards and a separated tree lawn, creating a walkable inviting streetscape. The developer envisions providing outdoor living space for all single family units. As a site plan is developed we will attempt to provide these amenities and to conform to both the setbacks and build -to requirements of the districts. Building Otsign Any future development on this property will follow the design guidelines established in Chapter 26, Article XI — Mixed Use Zone Districts of the Municipal Code to help achieve the future vision of the Northwest Subarea Pian Character. All design concepts will focus on building orientation that is close to the sidewalk, with parking located to the rear and side of buildings and building matenals that provide visual interest and a pedestrian scale. Varied building heights will be a key consideration to avoid uniform height and long uninterrupted wall planes and to provide a gradual transition from the neighboring properties- A site pian for this property has not yet been developed. After rezoning, a Site Development Plan application will be prepared and submitted to the City for review according to the Wheat Ridge review process. llnxr Rmxh .,, ,14.,g: 4114, —, 11"d', .i,,, BASELINE Planning Commission 15 PROPOSED ZONE DISTRICTS Note; The boundary between the MU -C TOD and MU -N rove districts as depicted is for illustrative purposes_ an exact metes and bounds description will be provided prior to hearings. /n,H� I'l�lia}!.}!>f�Gruxrue r},nl !! tiIIR Planning Commission 16 Jus MlZion for the :one rhanee request NVvil fVr Charrys The Hance Ranch property is part of the City of Wheat Ridge's Northwest Subarea Plan The Northwest Subarea Pian envisions the area surrounding the Hance Ranch property as a Mixed Use Transit Oriented Development, tied to the new Wheat Ridge — Ward Road Station on the RTr) fnld lino This station is the terminus of the Gold Line. The current zoning linty dhows construction of single family residences next to the rail station, which is not consistent with Northwest Subarea Plan. The overall intent of this rezone request is to support the vision of the Northwest Subarea Plan and help transform the property into a development that provides gradual transitions from the suburban character/neighborhood to the north and east of this property to a more urban TOD character that will surround the future RTD station area. Present and future effect on the existing zone districts and physical character of the surrounding area The proposed property is a largely undeveloped site that can accommodate the proposed rezoning. The surrounding properties are currently developed with single-family uses, with prevalent duplexes throughout. Though a multi-tamiy development may increase the density In the area, the density is located adjacent to rail station, as intended in the Northwest Subarea Plan. The residential development planned will still promote residential uses in the surrounding area and prevent the types of nuisances that may be typical of commercial developments: increased traffic at non -peak hours, noise, and increased light. The type of vehicles accessing the proposed residential uses will be small car transports — as opposed to stacked vehicle haulers used to place inventory on light industrial or commercial developed property. Many of the properties surrounding Hance Ranch are existing established developments of single and two-family homes Development should focus on the Hance site as it would be infiil development. Future development of the Hance property will require improvements to the portions of 52"" Avenue and Tabor Street that are within the City of Wheat Ridge. The current roadways In this area are dated and are In need of repair. There is also very little pedestrian infrastructure in the area as well. The proposed development will work to ensure that these improvements can be implemented. AN development guidelines for street, pedestrian, and street lawns will be implemented into the proposed development. All of these Improvements will have a positive impact on the property and surrounding area. C. Access to the area, traffic patterns and import of rhe requested zone on these factors Traffic will be increased with the development of multi-famlly housing but it should be emphasized that a portion of the property will be developed as single-family attached homes, Single family uses will result in less traffic than it the entire property were to be developed as higher density multi -family. In addition, the adjacent rail line will further reduce the number of daily trips via automobile. The redevelopment of Ridge Road and the City's desire to develop 51" Avenue is a key point when analyzing future traffic demand as well. It is likely that these roadways will serve as the desired route for future residents to access Ward Road as they will directly connect with the property. It will be less direct for future residents to access Ward Road via 52" Avenue or elsewhere. The proposed development will provide enough parking for all r1Llxi iZl h /,„,, 0—R, 41.. d 15 "46 A5ELINE It)—, R1Jp•. l'uh—A, �.r Planning Commission 17 the proposed units to prevent spill over parking onto public streets. The proposed rezonmg will not adversely impact traffic pattern In the area. The impact will be less than what was expected In the Northwest Subarea Plan. d. Availability of utilities The Hance property is currently located within the rruddale Sanitation District and the valley Water District. Existing utility lines are available along S2n0 Avenue, Tabor Street and also south of the property within the Ridge Road right-of-way. These existing lines and the potential availability beneath the recently constructed Taft Court. should provide sufficient utility connections for future flows, Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. The site is currently within the Arvada fire Protection District and will be served by the Wheat Ridge Police Department. Multi -family developments typically do not attract larger families therefore the Impacts on the school district should be small. As mentioned, the applicant will satisfy all development standards for the zone dntrict and therefore new open space amenities and landscaping will be provided, The proposed rezoning will not adversely impact the surrounding fire, police, water, sanitation, roadway, parks, and school districts. The impact will be less than what was expected in the Northwest subarea Plan. The developer will provide park features for public use as part of fulfilling their park land dedication fee requirements. A discussion of the relationship between the proposal and adopted pions and/or policies of the city As mentioned, this area is envisioned for future Transportation Oriented Development that typically promotes high density developments around transit corridors. In addition, the proposed property is Identified in the Kipling/1-70 Urban Renewal Area (URA). One objective of this URA is to, -stimulate development of under-utilized land in the Urban Renewal Area." Hance Ranch is a perfect property to develop with MU -C TOD and MU -N zone districts because it realizes development at the location intended by the Northwest Subarea Plan and provides residents of the development the opportunity to utilize alternative transportation options via the adjacent to light rail lines. Compliance with Section 26-112 (E) (Private Rezonmel of the Qu of Wheat Ridee Municipal Code Criteria for review. The planning commission and city rouncit stroll base its decision in consideration of the extent to which the applicant demonstrates the following criteria have been met, 1 The change of zone promotes the health, safety, and gerterol welfare of the community and will not result in a significant adverse effect on the surrounding area. Adequate rnfrostructure/facihz/es 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 - 11— r B -A lnlr t F -p, Itydii•nf 15 21dr. VBASELINE _ W."I Rnfa<. t-„t<rn„A. - Planning Commission 18 3. At least ane (I)of the following conditions exists. o. The change of zone is in conformance, or will bring the property into conformance with, the City of Wheat Ridge comprehensive pion goals, objectives and policies, and other oty-approved policies or plans for the area. The proposed zone change from R-1 to MU{ TOD and MU -N will bring the property into conformance with the City of Wheat Ridge's Envision Wheat Ridge Comprehensive Plan and the Northwest Subarea plan. The Wheat Ridge Structure plan in Envision Wheat Ridge calls far the site surrounding the Wheat Ridge -Ward Road Station to be a Transit Oriented Development site with mixed use zoning. The Future Land Use map in the Northwest Subarea plan calls out the site as the location for Mixed Use TOD and Residential Transition, The proposed MU{ TOD and MU -N zoning will bring the site into compliance with these plans. b. The existing zone classification currently recorded on the off cool zoning mops of the City of Wheat Ridge is in error. This condition is not applicable. c. A change of character in the area has occurred or is occurring to such o degree toot it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. With the opening of the RTD Gold line and the Wheat Ridge -Ward Road Station in October 2016, the area will see a change in character. d. The propased rezoning is necessary in order to provide for o Community need that was not anticipated at the time of the adoption of the City of Wheot Ridge romprehensive plan. This condition is not applicable. Report Pteoared by: BASELINE 1A - Golden Offke 1950 Ford Street Golden, CO 80401 303 202-5010 or 303440 9966 www.baselmecoro.com A-, .n i iu; i;.,, ,,lir VBASELINE Planning Commission 20 Exhibit 2 — Aerial Map Planning Commission 21 Exhibit 3 — Station Rendering Rezoning Site Planning Commission 22 'If 1 !t/r I. STATKN PLATFORM VW CANOPIES 7. TICKET K*IjK 3. TRMiSITtW PLAZAS - w Planning Commission 22 •> BTORMWATER POND I. STATKN PLATFORM VW CANOPIES 7. TICKET K*IjK 3. TRMiSITtW PLAZAS - 1. AT 9RA09 CftO8SIN0 WITH TA@OR$TM" 7. "TRANSFER AREA C $NSF LINE !. SURFACE PARKNG LOT 10. AREAFOR POSSIBLESTATION B. GREEN i LAM4CAPEO AREAS EXPANSION IN 2030 Planning Commission 22 Exhibit 4 — Site Photos Looking north on Taft Court — subject property on the right Looking southeast towards rail station improvements Planning Commission 23 Looking west along 52"d Avenue Looking south from 52°d at front of house Planning Commission 24 Looking south along Tabor — property is to the right Looking west from Tabor at property Planning Commission 25 Looking southwest toward Tabor/Ridge intersection Planning Commission 26 sa rH.O�/ l F V) 53RD AV—Q o > D Exhibit 5 — Zoning Map 109 z j0 Z 53RD FL �I V -52ND IAC 0 JE'FFEJRS 2 CDU,VTY U+52Nd AVE mai Planning Commission 27 Exhibit 6 - Zoning Exhibit Planning Commission 28 PROPOSED WNE DISTRICT M"ARIE9 HANCE RANCH ux`m a ami; +o�� i ma uv a �m Q�...�. �.. an a �: ma a�mm mmrc[ m`usoo Z51 L H b; � a®mmraor. mo aoc:4 a►mav � 09 mama Planning Commission 28 Exhibit 6 — Neighborhood meeting notes City of �`J`lh6at Id e COMMIUNiTy DEVELOPMENT NEIGHBORHOOD'- EEETLk�G SL-`i'1LNURi Meeting Date: February 9, 2016 Attending Staff: MeredithReckert, Senior Plannu Lisa Ritchie. Plannerll Zack Wallace, Planning Tecitratian Property Address: 11818W. 52ra Avenue Applicant: Ethan Watel,Baseline Corporation '6mcent Harris, Baseline Corporation Patrick Heny Applicant Present?; Yes Existing Zoning: Residential -One (R-1) Existing Comp. Plan: T.O.D Site Mixed Use Employment Existing Site Conditions: The property is located at the southirest comer of 52nd Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Cost (ctmemly under constructionby RTD). The site is currently home to Hance Ranch Much includes a house and several fama-related stmcnres. According to the Je fferson County Assessor, the house, va th baseme a, is approxinweh 1,894 square feet, and was constmctedin 1935. Records indicate the propeny wassubdnldedin 1953 into 25 parcelsuith a full uidthplattedright-of-n•ay for Taft Sireet. Theparcellavout and size ofthe subdiN inion resembles a typical single-farmh• housingneighborhood. However -the entire site has remained as an alpaca farmandm asnever developed. The south«•estcomer oftheproperty is opposite the RTD'*Vard Road St ation, the Gold Line commute rail line's end ofline station, ninichis located at the souilra st comer of Taft Court and Ridge Road. The Gold Line is slatedto openin October 2016. The area is already seeing a large amountofpublicimprovements,includingbmnotlimitedtotherealignmentofTabor Street, a traffic signal at Tabor Street and Ridge Road the construction of Tag Court betvtwm 50th Place (soon to be renamed Ridge Road), and 52ndAc emre, andthe comstructiono f the commuterrail station and otherinfrastructurerelatedto the commuterratl line. Planning Commission 29 Applicant/Owner Preliminary Proposal: Currently, the applicant is pursuing a rezoning ofthe property, r6tth a future site plan that includes a ntixofmulti-famtl residentiaLThembminedpreliminaryproposalsuggesteda rezoning to n•lixed Use Commercial- Transit Oriented Development (NIU-C TOD) and Mixed Use-Neighborhood (MU-'N). This rezoning wouldbe the first step for preparingthepropert for development into a multi-farn ily apartment andton•nhome conn nntity. Attendance from the neighborhood: Approximately 30 residents andproperty ounersfrom the neighborhood attendedthemeeting; see attachedsign-up sheets. The follo«ing is a summan• of the neighborhood meeting.: • Staffexplainedthe site conditions zonmgin theneighborhood the adoptedsub-area plan, and the reason for the rezone request. • Th®applicant explained the developtaerttconcept for amix ofmuki-famtlyresidential development • The attendees ivereutformedoftheprocess for arezoningtoMixed Use Commercial- TOD and Mixed Use -Neighborhood The follo«ing issues were discussed regarding the application: How many units are planned? • Yho applicant is still determining the final numberofproposad units. It will hkely be determined by the height oftheproposedbuildingand landarea available when factoring inparking,draimgeandopenspacerequiremen&. nesouthern halfwill 1ikelvbe4-storvapartments,andthenorthernharw•ililikeb bet-storvtownhomes. Is the applicautnilling to include bulk plane retpmrements? • .\o, but themixedusecodehasrequiremantsforbuddkgstepbackronupperjloorsthat are related to adjacent uses and builaingkeigirts. What is the parking requirement? • Iiiemixed use code has a residentialparkirgrequirmnentthatprovidesaminimum of] space per unit, and a maximum of2.5 per unit. The applicant is assuming 1.5 to 2 spaces per unit will be provided What gill the street sections look like on 522dAvenae, Tabor Street and possibly 51f1 Avenue? • ne applicant will be requiredio improve 1hosidasadjacov to theirpropoMfor 52"d Ave and TaborStreetwith detachgdsidewrdksanda.m nityzonez,alongwithnewcurb andgutter. Has the applicant purchased the property? • nopropertvistinder contract - Planning Commission 30 City of 'Or Wheat ._ge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 LETTER NOTICE (As required pursuant to Code Section 26-109.D) June 1, 2016 Dear Property Owner / Current Resident: This is to inform you of Case No. WZ-16-03, an application filed by HRE Development, LLC for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) and Mixed Use -Neighborhood (MU -N) for property located at 11818 West 52"d Avenue. This request is scheduled for public hearing in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planning Commission June 16, 2016 0) 7:00 p.m., City Council August 8, 2016 n, 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you have any questions or desire to review any plans, please contact the Planning Division at 303-235-2846. Thank you, City of Wheat Ridge Planning Division Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Ifyou need inclusion assistance, please call Maureen Harper, Public Information Officer, at 303-235-2877 at least one week in advance of the meeting. www.ci.wheatridge.co.us .. wl e � P I' - '�' 11990 WEST 52ND AVE LLC ADAMS JUDY E BAKER IRENE 11990 W 52ND AVE 5125 SWADLEY ST 5220 SWADLEY ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 BALFOUR KATHLEEN A SALLY MICHELLE L SALLY JOANNA F 5190 TABOR ST WHEAT RIDGE CO 80033 CLARK MARILEE H 6901 W ELDORADO PL LAKEWOOD CO 80227 DAVIES PATRICIA K NELL JOHN P 5210 TABOR ST ARVADA CO 80002 CHAVEZ SHILAH ANDERSON DEREK J 5115 SWADLEY ST WHEAT RIDGE CO 80033 COUNCILMAN DAN L COUNCILMAN HEIDI J COUNCILMAN DAVID J 11995 W 52ND AVE WHEAT RIDGE CO 80033 DOWSON ROY J DOWSON TRACY D 5785 HORSERADISH GULCH GOLDEN CO 80403 ESTATES AT RAINBOW RIDGE LTD CILLESSEN JOHN A CILLESSEN JANEIL Y 13020 W 58TH AVE ARVADA CO 80002 CRAWFORD HOLDING CORP 4480 BALSAM ST WHEAT RIDGE CO 80033 EGBURTSON JILL P EGBURTSON PETER J 5225 TABOR ST ARVADA CO 80002 ERLSTEN JAMES R LIABILITY CO FAUL KENT C FAUL RANDA G 5120 SWADLEY ST % TREASURER 5215 TABOR ST WHEAT RIDGE CO 80033 100 JEFFERSON COUNTY PKWY 2520 ARVADA CO 80002 GOLDEN CO 80419 FLORA MELODY J 5080 SWADLEY ST WHEAT RIDGE CO 80033 GROSS TRAVIS 5190 SWADLEY ST WHEAT RIDGE CO 80033 JPMORGAN CHASE BANK TRUSTEE 2780 LAKE VISTA DR LEWISVILLE TX 75067 MAYO CHARLOTTE N MAYO REBECCA L 11815 W 52ND AVE WHEAT RIDGE CO 80033 GILBERT DONALD G GILBERT LYNETTE A 11895 W 52ND AVE WHEAT RIDGE CO 80033 HALL ROBERT A HALL DEBRA A 5124 SWADLEY ST WHEAT RIDGE CO 80033 LEVI DEAN H LEVI DIANE K PO BOX 434 INDIAN HILLS CO 80454 MORENO ANTHONY T 5075 SWADLEY ST WHEAT RIDGE CO 80033 GOSIK GARY E 3440 YOUNGFIELD ST 276 WHEAT RIDGE CO 80033 HANCE FAMILY TRUST 11818 W 52ND AVE WHEAT RIDGE CO 80033 MARTIN FAMILY TRUST THE 3835 ROBB ST WHEAT RIDGE CO 80033 O CONNOR PATRICK J 11855 W 52ND AVE WHEAT RIDGE CO 80033 PETERSEN 2003 FAMILY REVOCABLE OREN SHMUEL OREN BATIA TRUST PROFESSIONAL HOME SERVICES LLC 5135 SWADLEY ST 12650 W 64TH AVE E-130 3879 E 120TH AVE 323 WHEAT RIDGE CO 80033 ARVADA CO 80004 THORNTON CO 80233 REGIONAL TRANSPORTATION REGIONAL TRANSPORTATION REED KIMBERLEE DISTRICT DISTRICT 5170 TABOR ST 1600 BLAKE ST 1560 BROADWAY WHEAT RIDGE CO 80033 DENVER CO 80202 DENVER CO 80202 RUSK BRIAN HAMILTON ANNA 5235 TABOR ST ARVADA CO 80002 TOMSIC CONNIE 5195 SWADLEY ST WHEAT RIDGE CO 80033 WERBER DAVID A 5160 TABOR ST WHEAT RIDGE CO 80033 SCHAFER RUSSELL L SCHAFER MICHELLE 5224 TAFT CT ARVADA CO 80002 VESSA RONALD L VESSA PAULA C 5170 SWADLEY ST WHEAT RIDGE CO 80033 YELICK RONALD D 4675 EASLEY RD GOLDEN CO 80403 SHRIVER HARRY C JR DRABEK GLENNA IRENE 5230 TABOR ST ARVADA CO 80002 WARD ROAD STORAGE LLC 5025 WARD RD WHEAT RIDGE CO 80033 City of WheatIic�e POSTING CERTIFICATION CASE NO. W ?: 'lV" 703 'PLANNING COMMISSIOD CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARING DATE: (name) residing at / 9 �U i� 57 G a/Oz (address) C�o (uyc7f as the applicant for Case No. hereby certify that I have posted the Notice of Public Hearing at J5-7 rye/ /, V� (location) on this _2� day of ly—*- , 20,(b_, and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted at the public hearing on this case and will be placed in the applicant's case file at the Community Development Department. MAP City of Wfiea��idge PUBLIC HEARING POSTING REQUIREMENTS Applicants are required to post a NOTICE OF PUBLIC HEARING before all -Board of Adjustment, Planning Commission and City Council meetings. Signs will be provided by the Community Development Department. One sign must be posted per street frontage. In addition, the following requirements must be met: ■ The sign must be located within the -Property boundaries. • The sign must be securely mounted on a flat surface. • The sign must be elevated a minimum of thirty (30) inches from ground. ■ The sign must be visible from the street without obstruction. ■ The sign must be legible and posted for fifteen (15) continuous days prior to and including the day of public hearing. It is the applicant's responsibility to certify that these requirements have been met and to submit a completed Posting Certification Form at the public hearing. s T -T Y -- Meredith Record Project Planner City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033-8001 Dear Ms. Record and City Council Members, Marcella Safe Marian Martin 3835 Robb Street Wheat Ridge, CO 80033 June 18, 2016 We are writing today to express our family's concerns about Case No. WZ-16-03. Our family owns the property at 5120-30 Tabor Street. We were unable to attend the meeting on June 16, 2016 about the zone change because we had to attend a City of Lakewood Planning meeting about three other properties. On June 14, 2016, Marcella spoke with Lisa in the Planning Division. After this conversation, we realized that the change in zoning is not ideal for our property or for our tenants. If the zoning change was to Residential, we would not be as concerned. The zoning change to MU -C TOD and MU -N will make a significant impact to our property. We are concerned this will drop our property values, because of the increase in crime because of the increase of the volume of people coming into the neighborhood, because of the light rail station. We are also concerned about the amount of traffic this zoning change will bring to the residential street, Tabor Street, between 51St Avenue and 52nd Avenue. If the proposed zoning change is approved, we would like to make the following suggestions: First, make Tabor Street, from 51St to 52"d avenue, dead end at 51St Avenue. Put in a barrier fence at the end of Tabor Street. Second, open up Taft Ct. from 515L Avenue to 52nd Avenue as the thorough fare. Third, whatever development does happen on the Hance Ranch Development, make sure there is no access into it from Tabor between 51" and 52nd Avenue. Fourth, the new development's residential buildings, not commercial, should back up to Tabor Street, but not have parking towards Tabor Street. Our family has owned the 5120-30 Tabor Street property for decades. This is a great, sweet neighborhood. This development could raise the property values, IF it is done with the neighbor's concerns in mind and with collaboration with the neighboring property owners. Please, feel free to contact us with any questions or concerns. Sincerely, flb,e.aVA Z�� Marcella Safe (720)272-4743 Marian Martin (303)424-2186 ** 'A � r City of Wheat �ic%e Application for Zone Change to MU -C TOD & MU -N Hance Ranch Property Location: South of West 52nd Avenue East of Taft Court West of Tabor Street North of Ridge Road Applicant: HRE Development, LLC 1515 Arapahoe St, Suite 1200 Denver, Colorado 80202 Initial Submittal: March 10, 2016 Revised April 15, 2016 Revised May 17, 2016 VICINITY MAP Property Information Owner as seen on Assessor Record: Hance Family Trust 11818 W 52nd Avenue Wheat Ridge, Colorado 80033 Parcel # 39-174-05-001 Parcel# 39-174-04-003 Parcel # 39-174-05-021 Hance Ranch Zone Change Application, April 15, 2016 BASELINE Wheat Ridge, Colorado *4 s. o Project Background Baseline Corporation is pleased to submit this rezoning application for the property known as Hance Ranch on behalf of HIRE Development LLC and Hance Family Trust. The property is bounded by West 52nd Avenue on the north, Taft Court on the west, Regional Transportation District (RTD) rail/Future Ridge Road on the south, and Tabor Street on the east. The proposal is to change the zone from Residential -One (R-1) to the Mixed Use Commercial Transit Oriented Development (MU -C TOD) and Mixed Use Neighborhood (MU -N) districts. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family attached and multi -family components directly adjacent to the future Wheat Ridge -Ward Road station of RTD's Gold Line. The residential development will service the increased residential demand in the area once the rail line opens in October 2016. The sites that are in the area today are vacant fields and former industrial sites which will draw in development to implement Envision Wheat Ridge and Wheat Ridge's Northwest Subarea Plan's vision for higher density, mixed-use development around transit stations. The intent of the MU -C TOD sub -district as stated in the Wheat Ridge Zoning and Development Code is 'for properties that are within % mile of roil or light rail stations." It is "designed to allow densities that support transit ridership and to encourage land uses, site design, and building form that enhance connections to transit." The Ward Road Gold Line Station is the only planned rail station within the City of Wheat Ridge. The intent of the MU -N district as stated in the Wheat Ridge Zoning and Development Code is 'for neighborhood main street commercial corridors, this district encourages medium density mixed use development. It allows for neighborhood serving commercial and retail uses, as well as residential and civic land uses" Currently, the property is being used for agricultural and animal husbandry purposes and it is zoned Residential -One (R-1). The opening of the Gold Line in October will bring a significant change to the fabric of the area surrounding the station. To this regard the applicant proposes to establish a more TOD-appropriate development in the form of multi -family housing. The applicant also wishes to be respectful of the surrounding residential neighborhood to the North and the East. The rezoning to MU -N of the area of the property adjacent to existing single family residences will restrict future residential development to a 35' height limit, providing a transition the higher -density uses. Development that would incorporate non-residential uses is not envisioned for this location. Single-family attached development will be located along the northern half of the property along 52nd Avenue and Tabor Street within the MU -N district. These single family homes will likely be townhomes or row homes and will serve as a transitional buffer between the existing neighborhood to the north and east. Multi -family development is proposed in the southwest corner, oriented towards RTD's Wheat Ridge -Ward Road station. Building Heights The maximum buildable height for the MU -C TOD district is 90 feet (or six stories) for buildings with a single use. It is not the intent of the developer to place dramatically tall buildings on the property. The Hance Ranch Zone Change Application. April 15, 2016 Wheat Ridge, Colorado P] VIBASELINE real estate market in Wheat Ridge cannot absorb six story tall apartment buildings. Furthermore, the MU -C TOD zoning requires that any building over 75 feet in height must be stepped back. Any portion of a building fagade over 75 feet in height must stepback at least ten (10) feet from the outer edge of the first story. In addition, the frontage along the north and east property lines will be limited to a maximum building height of 35' for residential buildings pursuant to MU -N Zoning, ensuring the protection of existing single family homes with this requirement for shorter buildings. The developer's intent is to construct townhomes and row houses in this area no more than two to three stories in height (25 to 35 feet). Setbacks and Build -to Zones The applicant is fully aware of the setbacks required for developments in the MU -C TOD and MU -N districts. Along the west and south sides of the property, the apartment buildings will be built closer to the property line. The proposed attached homes along West 52nd Avenue and Tabor Street will have front yards and a separated tree lawn, creating a walkable inviting streetscape. The developer envisions providing outdoor living space for all single family units. As a site plan is developed we will attempt to provide these amenities and to conform to both the setbacks and build -to requirements of the districts. Building Design Any future development on this property will follow the design guidelines established in Chapter 26, Article XI — Mixed Use Zone Districts of the Municipal Code to help achieve the future vision of the Northwest Subarea Plan Character. All design concepts will focus on building orientation that is close to the sidewalk, with parking located to the rear and side of buildings and building materials that provide visual interest and a pedestrian scale. Varied building heights will be a key consideration to avoid uniform height and long uninterrupted wall planes and to provide a gradual transition from the neighboring properties. A site plan for this property has not yet been developed. After rezoning, a Site Development Plan application will be prepared and submitted to the City for review according to the Wheat Ridge review process. Hance Ranch Zone Change Application. April 15, 2016 11,77eal Ridge. Colorado 3 _ZBASELINE_ Fernettm FI—Q 1._•q PROPOSED ZONE DISTRICTS Note: The boundary between the MU -C TOD and MU -N zone districts as depicted is for illustrative purposes. An exact metes and bounds description will be provided prior to hearings. Hance Ranch Zone Change Application, April 15, 2016 141heat Ridge, Colorado 4 MBASELINE Enpin�wlnp PI -0 S. e.q Justification for the zone change request a. Need for Change The Hance Ranch property is part of the City of Wheat Ridge's Northwest Subarea Plan. The Northwest Subarea Plan envisions the area surrounding the Hance Ranch property as a Mixed Use Transit Oriented Development, tied to the new Wheat Ridge — Ward Road Station on the RTD Gold Line. This station is the terminus of the Gold Line. The current zoning only allows construction of single family residences next to the rail station, which is not consistent with Northwest Subarea Plan. The overall intent of this rezone request is to support the vision of the Northwest Subarea Plan and help transform the property into a development that provides gradual transitions from the suburban character/neighborhood to the north and east of this property to a more urban TOD character that will surround the future RTD station area. b. Present and future effect on the existing zone districts and physical character of the surrounding area The proposed property is a largely undeveloped site that can accommodate the proposed rezoning. The surrounding properties are currently developed with single-family uses, with prevalent duplexes throughout. Though a multi -family development may increase the density in the area, the density is located adjacent to rail station, as intended in the Northwest Subarea Plan. The residential development planned will still promote residential uses in the surrounding area and prevent the types of nuisances that may be typical of commercial developments: increased traffic at non -peak hours, noise, and increased light. The type of vehicles accessing the proposed residential uses will be small car transports — as opposed to stacked vehicle haulers used to place inventory on light industrial or commercial developed property. Many of the properties surrounding Hance Ranch are existing established developments of single and two-family homes. Development should focus on the Hance site as it would be infill development. Future development of the Hance property will require improvements to the portions of 52nd Avenue and Tabor Street that are within the City of Wheat Ridge. The current roadways in this area are dated and are in need of repair. There is also very little pedestrian infrastructure in the area as well. The proposed development will work to ensure that these improvements can be implemented. All development guidelines for street, pedestrian, and street lawns will be implemented into the proposed development. All of these improvements will have a positive impact on the property and surrounding area. c. Access to the area, traffic patterns and impact of the requested zone on these factors Traffic will be increased with the development of multi -family housing but it should be emphasized that a portion of the property will be developed as single-family attached homes. Single-family uses will result in less traffic than if the entire property were to be developed as higher density multi -family. In addition, the adjacent rail line will further reduce the number of daily trips via automobile. The redevelopment of Ridge Road and the City's desire to develop 515` Avenue is a key point when analyzing future traffic demand as well. It is likely that these roadways will serve as the desired route for future residents to access Ward Road as they will directly connect with the property. It will be less direct for future residents to access Ward Road via 52nd Avenue or elsewhere. The proposed development will provide enough parking for all Hance Ranch Zone Change Applicalion. April 15, 2016 Wheat Ridge. Colorado 5 _BASELINE .— Fna­q PI -1 lw,n- the proposed units to prevent spill over parking onto public streets. The proposed rezoning will not adversely impact traffic pattern in the area. The impact will be less than what was expected in the Northwest Subarea Plan. d. Availability of utilities The Hance property is currently located within the Fruitdale Sanitation District and the Valley Water District. Existing utility lines are available along 52nd Avenue, Tabor Street and also south of the property within the Ridge Road right-of-way. These existing lines and the potential availability beneath the recently constructed Taft Court, should provide sufficient utility connections for future flows. e. Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. The site is currently within the Arvada Fire Protection District and will be served by the Wheat Ridge Police Department. Multi -family developments typically do not attract larger families therefore the impacts on the school district should be small. As mentioned, the applicant will satisfy all development standards for the zone district and therefore new open space amenities and landscaping will be provided. The proposed rezoning will not adversely impact the surrounding fire, police, water, sanitation, roadway, parks, and school districts. The impact will be less than what was expected in the Northwest Subarea Plan. The developer will provide park features for public use as part of fulfilling their park land dedication fee requirements. f. A discussion of the relationship between the proposal and adopted plans and/or policies of the city As mentioned, this area is envisioned for future Transportation Oriented Development that typically promotes high density developments around transit corridors. In addition, the proposed property is identified in the Kipling/1-70 Urban Renewal Area (URA). One objective of this URA is to, "Stimulate development of under-utilized land in the Urban Renewal Area." Hance Ranch is a perfect property to develop with MU -C TOD and MU -N zone districts because it realizes development at the location intended by the Northwest Subarea Plan and provides residents of the development the opportunity to utilize alternative transportation options via the adjacent to light rail lines. Compliance with Section 26-112 (E) (Private Rezoning) of the City of Wheat Ridge Municipal Code Criteria for review. The planning commission and city council shall base its decision in consideration of the extent to which the applicant demonstrates 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. 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. Hance Ranch Zone Change Application, April 15, 1016 Wheat Ridge. Colorado 0 ASELINE 3. 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 city -approved policies or plans for the area. The proposed zone change from R-1 to MU -C TOD and MU -N will bring the property into conformance with the City of Wheat Ridge's Envision Wheat Ridge Comprehensive Plan and the Northwest Subarea Plan. The Wheat Ridge Structure plan in Envision Wheat Ridge calls for the site surrounding the Wheat Ridge -Ward Road Station to be a Transit Oriented Development site with mixed use zoning. The Future Land Use map in the Northwest Subarea plan calls out the site as the location for Mixed Use TOD and Residential Transition. The proposed MU -C TOD and MU -N zoning will bring the site into compliance with these plans. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. This condition 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. With the opening of the RTD Gold Line and the Wheat Ridge -Ward Road Station in October 2016, the area will see a change in character. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. This condition is not applicable. Report Prepared by: 1BASELINE ' Engineering Planning Surveying Golden Office 1950 Ford Street Golden, CO 80401 303-202-5010 or 303-940-9966 www.baselinecorp.com Hance Ranch 1BASELINE Zoite Change Application, April 15, 2016 Wheat Ridge, Colorado _� I ' T . BUILDING PLAN PARKING PLAN ' i AERIAL PLAN - OPTION D AI.O SCALE: 1'=60-0' W 1p architecture, plic. U U LD SW/EJ NO. DESCRIPTION DATE NO. DESCRIPTION DATE 1 CONCEPT 05/082018 2 3 4 5 8 AERIAL PLAN OPTION D 3-1510 'E- 05/06116 i A1.0 MDMD USE NEIGHBORHOOD (MU N) ZONE DISTRICT BUILDING HEIGHT MAXIMUM BUILDING HEIGHT Any building withresidentialuse _ - - _ 35' All other buildings 50' • Building height limits match City Charter height restrictions SETBACKS AND BUILD -TO REQUIREMENTS -- - SETBACKS - -_ _ ._ - Build -To Requirements Minimum Side Setback 0' -- Minimum Rear Setback 5'_ Side and rear setback where abutting 1-2 story building = 10' single- or two-family residential 3 story building = 15' 4 storybuildingor hi her = 20' k Setback = required minimum distance between a building and the nearest property line BUILD -TO AREAS Primary Street Frontage At least 60% of the build -to area -"'"'""-"------'f'- must contain buildin facade E Build to Area = 0' -12' ! Secondary Street Frontage At least 30% ofthe build -to area Build to_Area = 0' -12' - must contain building facadexssaa Build -to Area = required area along the street/sidewalk that must be filled •-- a with a building (see image to right) PROPOSED SITE BOUNDARY HANCE RANCH LOCATED IN SECTION 16, TOWNSHIP 3 SOUTH., RANGE 69 WEST OF THE 6th PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, JEFFERSON COUNTY, COLORADO SLOPE EASEMENT REL. NO. 2012135811 15.0 5A' SLOPE EASEMENI REL. NO. 201213581' I I -- PARCEL SUIV MaY Build -To Requirements SQUARE FEET ACRES EXISTING PARCEL 288,511.80 6.623 PLUS PROPOSED VACATION 27,362.69 0.628 LESS PROPOSED DEDICATION 32,550.40 0.747 4 story building or higher = 20' Setback = required minimum distance between a building and the nearest NET AREA 283,324.10 6.504 LBGEND DUTING LNlETYPES j I I I PROPOSED UNETYPES AUOUOT UNE S w 1 PROPERTY BOUNDARY - - - - LDT MAJOR CONTOUR (5' INTERVAL) 81 - - MINOR CONTOUR (1' INTERVAL) C a - — — — — — - BUILDING SETBACK - - RICHT-OF-WAY z EDGE OF ASPHALT o 0 - - STREET CENTERLINE N a ROIY DEDICATION PROPOSED / , .�/ 1 a rll� 1:4:404111 M Lei 112111MVILMM JPJMIVJ .,?U RIGHT OF WAY VACATION BUILDING HEIGHT Upper Story Stepbacks Minimum Hei ht -An Buildin 20' Maximum Height - Mixed Use Building 8 stories (1181 Maximum Height -Single Use Building_ Gstories 190) • Whatever is more restrictive, maximum height or maximum feet, applies • 4 -story height limit for any portion of a building within 100 feet of single - or two-family residential • For buildings over 75' tall, a 10' stepback is required for any facade that faces a public street or open space (see image to right) SETBACKS AND BUILD -TO REQUIREMENTS Build -To Requirements SETBACKS _ - .. - 0' Minimum Side Setback Minimum Rear Setback 5' Side and rear setback where abutting 1-2 story building = 10' single- or two-family residential 3 story building = 15' 4 story building or higher = 20' Setback = required minimum distance between a building and the nearest property line BUILD -TO AREAS ! Primary Street Frontage At least 50% of the build -to area Build -to Area = 0'- 20'must contain building facade _ _i T" Secondary Street Frontage At least 30% of the build -to area Build -to Area = 0'- 20' must contain building facade Build -to Area = required area along the street/sidewalk that must be filled with a building (see image to right) - — - -- ---RjDGE ROAD GRAPHIC SCALE 5O 0 50 100 (IN FEET) 1 INCH - 50 FT xmu ...rn1x m.w teff 2x' x x' anrr rnN •wav wa I City of d��Wh6at,l� MUNITY DEVELOPENT City of Wheat Ridge Municipal Building March 31, 2016 Ethan Watel Baseline Corp 1950 Ford Street Golden, CO 80401 Dear Mr. Watel 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 This letter is in regard to your request for approval of a zone change from Residential -One (R-1), to Mixed Use- Commercial TOD (MU -C TOD) for property located at 11818 W. 52nd Avenue. Your request was sent out for referral and the following comments were received: Arvada Fire Protection District: See attached correspondence from Kevin Ferry dated March 25, 2016 CDOT: See attached correspondence from Marilyn Cross dated March 21, 2016 Fruitdale Sanitation District: See attached correspondence from Bill Willlis dated March 21, 2016. Jefferson County: See attached correspondence from Sarah Rosenberg dated March 29, 2016 Valley Water District: See attached correspondence from Kathleen Kadnuck dated March 18, 2016 Wheat Ridge Public Works: See attached comments from Dave Brossman dated March 28, 2016 Xcel Energy: See attached correspondence from Donna George dated March 28, 2016 MAJOR ITEM OF CONCERN The application package submitted is for a zone change to Mixed Use — Commercial TOD (MU -C TOD) for the entire parcel which is contrary to staff's direction provided at the pre -application meeting on January 7, 2016. You indicate in your narrative that the justification for this is to have a greater setback adjacent to public streets for the northern portion of the site. It is the planning staff's position that MU -C TOD on the entire site will not be supported for a variety of reasons: The height allowances permitted in MU -C TOD are excessive to serve as a buffer between the low density residential neighborhoods to the north and east. Even though the portion of the property within a 100' swatch running along 52nd Avenue and Tabor would be limited to four stories, this is still too tall as the adjacent low density residential development is comprised primarily of single story and two story homes. Buildings four stories in height are neither consistent with nor complimentary to the adjacent residential developments. This concern was a significant topic of discussion at the neighborhood meeting and will likely be an issue of concern at both Planning Commission and City Council. www.ci.wheatridge.co.us • There are alternatives available for zoning on the north half of the development including zoning to Mixed -Use Neighborhood (MU -N) or Planned Residential Development. • Design alternatives for the northern portion of the site were discussed at the pre -app meeting regarding building placement and while a site plan is not required at this point of the process, it may be prudent to provide a design scenario which staff can react to as part of the rationale for an increased setback. • The proposed zoning is inconsistent with the Northwest Subarea Plan which indicates that the area on the west side of Tabor Street should provide a residential transition. See excerpt below: Residential Transition Location: Immediately west of Tabor Street and north of the tracks. Use and Density: The most appropriate land use in this area is medium density residential, such as townhomes or condos that will provide a buffer between the core mixed-use area and the low-density neighborhood to the east. Some mixed use, such as live -work units, may also be appropriate. Open space, such as a park or community garden, would be a desirable use in this area. Buildings: Buildings should be designed with high quality materials. Building height and form should transition to respect the low-density neighborhood to the east. Parking: Parking should be located to the rear or side of buildings and accessed through alleys. Where possible, garages should be incorporated into the rear of main buildings. Other items of note: 1. There are still agencies who have not responded back to the referral. If additional responses are submitted, I will forward them to you. This concludes the summary of the initial comments regarding your application. If you have any questions, feel free to contact me at 303-235-2848. I will be out of the office from Friday, April 1 through Wednesday, April 7. Sincerely, ?� Meredith Reckert, AICP Senior Planner 7903 Allison Wav Arvada CO 80005 • 303-424-3012 • 303-432-7995 fax March 25, 2016 Ms. Meredith Reckert, Planner City of Wheat Ridge 7500 W 29th Avenue Wheat Ridge, CO 80033 Re: Hance Ranch -Rezone, COWR Project # WZ-16-03, AFPD Project # 16-029D Ms. Reckert: The referral referenced above was reviewed for compliance with the 2012 International Fire Code (IFC) as adopted under Section 5-86 of the City of Wheat Ridge Municipal Code. The Fire District has the following comments regarding this development plan. 1. Fire protection service This parcel is currently within the jurisdictional boundaries of the Arvada Fire Protection District (AFPD). The fire protection services for this parcel are provided primarily by AFPD Fire Station #2 located at 5250 Oak Street. 2. Future Development At this time the Fire District has no additional requirements for this case as submitted. Further comments and definitive Fire District requirements will be provided/identified once the applicant provides the site plan with more detail on building size, site layout and fire hydrant/water distribution utilities. I can be contacted at (720) 398-0297 or via e-mail at kevin.ferry(a,arvadafire.com if you or the developer should have any questions or need further information. Sincerely, K tV'�I , Ferro /Si Kevin Ferry Fire Marshal W COLORADO Department of Transportation JSAV Region 1 Traffic 2000 S Holly St Denver, CO 80222 March 21, 2016 Meredith Reckert, AICP Senior Planner City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 CDOT Referral Comments WZ-16-03 Hance Ranch The Colorado Department of Transportation Region 1 has reviewed the referral for WZ-16-03/Hance Ranch for the approval of a zone change from (R-1) to Mixed Use -Commercial TOD (MU -C). • CDOT has no objections to this zone change. CDOT does not comment on land use decisions however we do assess and offer remarks to the affects the resulting traffic has on our highway system. • The section on access in the narrative for this zone change states that the redevelopment of Ridge Road and the City's desire to develop 51st Avenue will likely serve as a desired route for future residents to access Ward Road as they will directly connect with the property. It also mentioned that impact will be less than what was expected in the Northwest Subarea Plan. CDOT Region 1 Access staff does not have any information related to impacts of the Northwest Subarea Plan on state highways in the area. • Ward Road is State Highwy 72. This section of State Highway 72 is classified as "Non -Rural Regional Highway" (NR -A) in the State Highway Access Category Assignment Schedule, All State Highways are limited access highways. The State Highway Access Code provides the procedures and regulations for access to a state highway. • The State Highway Access Code identifies three situations in which a new State Highway Access Permit must be issued. The situations are as follows: 1.) There is an increase in vehicle use of an existing access greater than or equal to 20%. 2.) There is a change in use of an existing access. 3.) The access owner makes an improvement to an existing access. • There was no traffic report or numbers provided with this referral for us to assess the change in peak -hour volumes associated with this new use for any of the roads that connect to Ward Rd. Although this project is not on a State Highway, there will be impacts to the Highway 72. • CDOT Region 1 Access staff were not included in the planning of the Northwest Subarea Plan. We took this opportunity to look at the plan and observed multiple proposed road access changes to Ward Road, eg. A proposed signal at 50th and Ward, new intersection at 51st and Ward. • The Northwest Subarea Plan identifies some improvements that may be necessary to Ward Rd. Additional improvements may be required, eg. Accel/Decel lanes. Each of the individual developments in the area of the sub -area plan should contribute a pro -rata share for design, %oF Coto, 2000 5 Holly St, Denver, CO 80222 P 303.512.4266 F 303.757.9886 www.colorado.gov } 1876..,,, cc construction and maintenance of improvements including the associated thresholds, warrants and timing for such improvements. • There is a potential need for at least three State Highway Access Permits for improvements at 50 and Ward, 5151 and Ward and 52nd and Ward for this development and development associated with the Northwest Subarea Plan. • CDOT would be happy to meet with the City of Wheat Ridge and RTD to discuss improvements required on Ward Road to meet the future traffic demand of the Ward Road Station. Thank you for allowing us the opportunity to review this submittal. If you have any additional questions or concerns, please feel free to contact me at the number listed below Sincerely, '—Mou� 8-4� Marilyn Cross, AICP Access Manager File CDOT - Lizzie Kemp, Jeffrey Dawson RTD - Joe Christie, Michael Millage 2000 S Holly St, Denver, CO 80222 P 303.512.4266 F 303.757.9886 www.cotorado.gov MART_ IN[MARTIN .0000e" CONSULTING ENGINEERS March 21, 2016 Meredith Reckert City of Wheat Ridge Community Development 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Re: Fruitdale Sanitation District — 11818 W. 52nd Avenue — WZ-16-03 Martin/Martin, Inc Project No.: 130053.C.01 Dear Ms. Reckert, On behalf of the Fruitdale Sanitation District (WRSD), Martin/Martin Inc., acting as the District Engineer, offers the following in response to the referenced referral received March 15th, 2016 concerning request for approval of a property zone change located at 11818 W. 52nd Avenue. The requested zone change is from residential to mixed use commercial. The Fruitdale Sanitation District has no objections with the proposed request conditional on the elements identified herein are fully addressed. The following are general requirements for sanitary sewer service. The subject lot is entirely within the service and boundary area of the Fruitdale Sanitation District. Treatment of sewage generated within the Fruitdale Sanitation District is provided by Metro Wastewater Reclamation District. Existing District Sanitary Sewer Mainline(s) FSD has an 8 -inch mainline running west to east within W. 52"d Avenue, north of the referenced property. Elevation concerns between the building on the property and the depths of the sanitary mains have been addressed in previous coordination with the owner. It appears that a sewage pumping system is necessary to connect the property to the existing District main. The District board previously supported the property installing a replacement septic system. However, this allowance was given based on a residential property with new development concept a new variance request is required. A preferred alternate is construction of a sanitary main extension within the proposed Taft Street alignment connecting to the District main in Ridge Road. In the event of a new development, certified design documentation indicating the amount of flow that will be contributed to the sanitary system is required to initially evaluate if the existing sanitary sewer system has sufficient downstream capacity. Depending on values of anticipated flow, the Owner/Developer may be required to evaluate downstream sanitary mainline capacity to show the anticipated peak flows can be accommodated by the existing main. Plans and Costs In the event of a new development, a plan set including site design and utilities are to be submitted to the District for review and acceptance. An engineering review fee will be collected for review of the site design and must be provided when plans are submitted. All costs involved are to be deposited to Martin/Martin prior to beginning the review — reviews, design, contract development, construction, observation and inspections — are the responsibility of the Owner/Developer. Please be aware that proper tap and development fees are required to be paid prior to connection to the District main. For commercial and multi -family buildings, the tap fee is based on water meter size. The District converts the water meter size to SFRE based on the Metro Wastewater Reclamation District's Rules and Regulations. The 2016 costs for each SFRE are $5,000/SFRE for Fruitdale Sanitation District plus $4,220/SFRE for Metro Wastewater Reclamation District. These fee amounts are to be paid directly to the District Office prior to connection, payable to Fruitdale Sanitation District, which also collects Metro Wastewater's "connection fees". All fees are subject to modification. MARTIN/MARTIN, INC. 12499 WEST COLFAX AVENUE LAKEWOOD, COLORADO 80215 MAIN 303.431.6100 MARTINMARTIN.COM Fruitdale Sanitation District — 11818 W. 52nd Avenue — WZ-16-03 March 21, 2016 Any questions regarding this document, please contact us at (303) 431-6100. Sincerely, Bill Willis, PE Cc: Gary Charbonnier — Fruitdale Sanitation District Page 212 MARTIN/MARTIN CONSULTING ENGINEERS March 21, 2016 Meredith Reckert City of Wheat Ridge Community Development 7500 W. 291h Avenue Wheat Ridge, Colorado 80033 Re: Fruitdale Sanitation District — 11818 W. 52nd Avenue — WZ-16-03 Martin/Martin, Inc Project No.: 130053.C.01 Dear Ms. Reckert, On behalf of the Fruitdale Sanitation District (WRSD), Martin/Martin Inc., acting as the District Engineer, offers the following in response to the referenced referral received March 15`h, 2016 concerning request for approval of a property zone change located at 11818 W. 52nd Avenue. The requested zone change is from residential to mixed use commercial. The Fruitdale Sanitation District has no objections with the proposed request conditional on the elements identified herein are fully addressed. The following are general requirements for sanitary sewer service. The subject lot is entirely within the service and boundary area of the Fruitdale Sanitation District. Treatment of sewage generated within the Fruitdale Sanitation District is provided by Metro Wastewater Reclamation District. Existing District Sanitary Sewer Mainline(s) FSD has an 8 -inch mainline running west to east within W. 52"d Avenue, north of the referenced property. Elevation concerns between the building on the property and the depths of the sanitary mains have been addressed in previous coordination with the owner. It appears that a sewage pumping system is necessary to connect the property to the existing District main. The District board previously supported the property installing a replacement septic system. However, this allowance was given based on a residential property with new development concept a new variance request is required. A preferred alternate is construction of a sanitary main extension within the proposed Taft Street alignment connecting to the District main in Ridge Road. In the event of a new development, certified design documentation indicating the amount of flow that will be contributed to the sanitary system is required to initially evaluate if the existing sanitary sewer system has sufficient downstream capacity. Depending on values of anticipated flow, the Owner/Developer may be required to evaluate downstream sanitary mainline capacity to show the anticipated peak flows can be accommodated by the existing main. Plans and Costs In the event of a new development, a plan set including site design and utilities are to be submitted to the District for review and acceptance. An engineering review fee will be collected for review of the site design and must be provided when plans are submitted. All costs involved are to be deposited to Martin/Martin prior to beginning the review — reviews, design, contract development, construction, observation and inspections — are the responsibility of the Owner/Developer. Please be aware that proper tap and development fees are required to be paid prior to connection to the District main. For commercial and multi -family buildings, the tap fee is based on water meter size. The District converts the water meter size to SFRE based on the Metro Wastewater Reclamation District's Rules and Regulations. The 2016 costs for each SFRE are $5,000/SFRE for Fruitdale Sanitation District plus $4,220/SFRE for Metro Wastewater Reclamation District. These fee amounts are to be paid directly to the District Office prior to connection, payable to Fruitdale Sanitation District, which also collects Metro Wastewater's "connection fees". All fees are subject to modification. MARTIN/MARTIN, INC. 12499 WEST COLFAX AVENUE LAKEWOOD, COLORADO 80215 MAIN 303.431.6100 MARTIN MARTIN.COM Fruitdale Sanitation District — 11818 W. 52nd Avenue — WZ-16-03 March 21, 2016 Any questions regarding this document, please contact us at (303) 431-6100. Sincerely, Bill Willis, PE Cc: Gary Charbonnier — Fruitdale Sanitation District Page 212 March 29, 2016 Meredith Reckert City of Wheat Ridge Development & Zoning 7500 W. 291h Avenue Wheat Ridge, CO 80033 Board of County Commissioners Libby Szabo District No. 1 Casey Tighe District No. 2 Donald Rosier District No. 3 Re: Rezone from Residential -One R-1) to Mixed Use Commercial — Transit Oriented Development (MU -C TOD) at 11818 W. 52nd Avenue. Dear Meredith, Thank you for referring the proposal for rezoning changes to 11818 W. 52nd Avenue, Hance Ranch, from R-1 to MU- C TOD. We reviewed the proposal and have a few comments: • Jefferson County's North Plains Plan recommends the area to accommodate 5-12 dwelling units per acre. We support the encouragement of bringing higher density into the area. • Jefferson County Transportation and Engineering supports collector street updates, including sidewalk, curb, gutter, and accommodation for future 4' bike lanes on W 52nd Avenue. • Jefferson County Engineering requests that the final drainage report be provided for review before final approval. • Is there any plan to preserve the existing single family home on the property? Could it potentially have historic significance? If there is any historic significance and the plan is to demolish it, will there be any documentation of the structure prior? If it is going to be incorporated into the development, could it possibly be reused as a clubhouse or manager's office? Please let me know if you have any questions. Sincerely, Sarah Rosenberg Planner Phone: 303-271-8728 Fax: 303-271-8744 E-mail: srosenbe@jeffco.us 100 Jefferson County Parkway, Golden, Colorado 80419 (303)279-6511 http://jeffco.us Sarah Rosenberg From: AutoMailer@jeffco.us Sent: Monday, March 28, 2016 9:07 AM To: Sarah Rosenberg Cc: Sean Madden Subject: Agency Response Address: Hance Ranch Case Number: 16 105301 OA Review: Engineer (Development Review) Review Results: Comments Sent (no further review) Scheduled End Date: 03/25/2016 Signoff Date: 03/28/2016 Process Comments: Planning Engineering request that the final drainage report be provided for review before final approval. Sean Madden Case Type: Outside Agency Referrals: Wheat Ridge Reviewer: Sean Madden Case Description: To rezone from Residential -One (R-1) to Mixed Use Commercial ?Transit Oriented Development (MU -C TOD) at 11818 W. 52nd Avenue This Email has been automatically generated, do not reply to sender: If you have any Review questions, contact Sean Madden If you have any technical questions contact tgagnon@ieffco.us RESPONSE To: Sarah Rosenberg PEZCase Manager From: Mike Vanatta, Pre Construct. Engineer © ❑ Amanda Attempt Result & Attachments: Comments Sent = ME wants 2nd referral Case #: 16-105301 OA Due Date: March 25, 2016 0 Complete = Do Not send further referrals ❑ No Comments = Do Not send further referrals Property Address or PIN: 11818 W 52nd Avenue ❑ Additional information, plans, etc are also P tY attached in Amanda ❑ ME is currently working on a project in the area. See attached information. ❑ Other Notes: ❑ No Concerns Robert Taylor - Corridor Projects/ROW✓❑ ❑ Land owner will need to refund County for ROW purchased in This amount must be paid before plat is recorded and/or plans are approved and released for construction. ❑ Documentation attached in Amanda ❑ Documentation to follow ❑ Additional ROW needed for upcoming ME project. Plan sheet attached with required width/area. ❑ Fee -in -lieu of adjacent roadway construction preferred, due to planned construction by the County. Please have the applicant submit a cost estimate. ❑ Other Notes: 0 No Concerns Included inI Reviewed referral No ( Ye: Traffic study ❑ ❑ ❑ Signage & striping plan ❑ ❑ ❑ Signal plans ❑ ❑ ❑ Trails or sidewalks ❑ ❑ ❑ Street road plans ❑ ❑ ❑ ❑ No Concerns Comments Derek Schuler - Traffic/Trans Engineer ❑ Yelena Onnen -Transportation Planning Q T&E supports collector street updates, including sidewalk, curb, gutter, accommodation for future 4' bike lanes on W 52nd Ave. ADDRESSING MEMO To: Sarah Rosenberg FROM: Patricia Romero SUBJECT: 16-105301 OA 11818 W 52nd Avenue and Ward Rd DATE: March 21, 2016 Addressing offers the following comments on this proposal: The purpose of this Outside Agency Referral is to rezone from Residential -One (R-1) to Mixed Use Commercial —Transit Oriented Development (MU -C TOD) at 11818 W. 52nd Avenue. Current access is off of West 52nd Avenue. 3. Addressing has no additional comments at this time. Please let me know if you have any questions. Memorandum Jefferson County Planning and Zoning Department Long Range Planning Section Date: March 28, 2016 303-271-8700 To: Sarah Rosenberg From: Dennis Dempsey Re: Case # 16-1053010A Project Name: City of Wheat Ridge — Hance Ranch — Outside agency referral Location: Generally located at 11818 W. 52nd Avenue, and to the within the City of Wheat Ridge Proposal: Outside Agency referral for rezoning from Residential -One (R-1) to Mixed Use Commercial, Transit Oriented Development (MU -C TOD), City of Wheat Ridge. General Comments • The Hance Ranch subject property contains about 6.623 acres on three lots within the City Wheat Ridge. The property is located to the south of W. 52nd Avenue and just to the north of the new Gold Line commuter rail line in an area planned by the City of Wheat Ridge for Transit Oriented Development. The subject property is surrounded by W. 52 Ave. to the north, Taft Court on the west side, RTD property to the south, and Tabor Street to the east. • The large 3.94 acre parcel to the east is considered Agricultural vacant land. The smaller 0.45 acre parcel adjacent to W. 52nd Avenue contains a single-family residence built in 1935 and a few smaller out -buildings. At this time the fate of the 1935 building was not addressed, however the subject property is requesting rezoning to allow for Transit Oriented Development, which would allow for a mixed use site with single-family attached and multi -family residential development. The larger 2.34 acre parcel to the south of the 1935 home is also considered Agricultural vacant land. • It appears that the existing home may qualify as a historic structure. To preserve the character of the community, the re -use or re -purposing the existing 1935 building is encouraged if feasible. • There are multiple jurisdictions surrounding the subject property. An enclave within unincorporated Jeffco is located to the north of W. 52nd Avenue. This area is within the North Plains Plan area and recommended for residential development. The lot farthest to the east is recommended for up to 4 du's per acre. The other properties within this enclave are recommended for residential development for up to 5 —12 d.u's per acre. The enclave is surrounded by the City of Arvada on three sides, to the west, north and east. The City of Wheat Ridge is located to the south of W. 52nd Avenue. • In an effort to encourage compatibility between land uses and adjacent neighborhoods, the Jefferson County's Comprehensive Master Plan (CMP) encourages the coordination of land use activities between different jurisdictions and agencies, both within and external to the County. • According the Jeffco's GIS maps, there are no floodplains or geologic hazard areas within the subject property area that would affect the future redevelopment of the site. 3/28/2016 15-1275480A Land Use Development and redevelopment of this area should be substantially compatible with the character of this area. New development should coordinate with existing development to avoid or mitigate any negative impacts on adjacent land uses. Air, Odor, Noise and Light • Mitigation techniques to help buffer the potential noise and visual encroachment should be considered when planning for the future developing this site. • These mitigation techniques could include limiting building heights adjacent to surrounding residential areas, additional screening, and sound fencing, landscaping and extended buffer areas. Hazards The site contains very little slope at an elevation of about 5,480 feet above sea level. There does not seem to be any geologic hazard areas that would have an impact on the future development of this site. • Due to frequent high winds in the North Plains area, controlling dust pollution is a difficult task. Fugitive dust monitoring practices and standards should be applied as needed for the high wind areas. Open Space and Trails We recommend connecting with the regional trail system when possible. Working with all of the public entities responsible for open space, parks and trails when planning for regional pedestrian and bicycle connectivity is recommended. Areas planned for intensive development should have trail connections to areas of natural open space. Safe crossings of major roads should be provided. Transportation • New development should accommodate existing and future streets and trail connectivity and provide local road links that foster a sense of community. • The County's Transportation Plan, Major Thoroughfare Plan and Bicycle/Pedestrian Plan should be reviewed when planning for new development. • In order to achieve consistency of road surfaces, right-of-way width and dedication, and to develop compatible design standards, the coordination of future transportation improvements is recommended. • New development should have adequate transportation infrastructure to serve it. This would include facilities for safe pedestrian, bicycle and transit use, as appropriate. Utilities • We encourage the preservation and construction of drainage ways and stormwater management facilities that complement the natural and rural landscape. 3/28/2016 15-127548OA 2 03/17/16 THU 13:49 FAX 303 424 0628 VALLEY WATER DIS VALLEY WATER DIS'T'RICT 12'101 W EST 52ND AVENUE WHEAT RTDC, L, C()LOR ADO 8W-33 March 18, 2016 1 ULMONC 403-424-966'1 Meredith Reckert FAX 30,,3424-0828 City of Wheat Ridge 7500 W. 29h Avenue Wheat Ridge, CO 80033 Dcar Lisa: 11t reference to Case No. W7 -16-U3, Mance Ranch, the Valley Water District lets reviewed the request for the zoning change. 'rhe District has no concerns with the proposed zoning change. At which ticne the property is developed, the following will apply: I , Valley Water District can provide water service to the prc..iposed project subject to Valley Water District rules and regulations. 2• Additional water main lines, fire hydrants or fire sprinkler lines inay be needed to meet Valley Water District and Arvada Fire Protection District requirements which would be at owner's expense. 3, lradditional water main lines, fire hydrants or tire sprinkler lines are needed, the owner would need to provide: any necessary easements. All construction must be in compliance with the terms of the easement. 4. Each separate building structure will require a separate water tap, service line and teeter. The owner will be responsible for the cost of the taps, service lines and meter installation. S. The owner of the property will need to contact Valley Water District at 303-424- 9661 prior to development of the project to discuss specific water system design needs, if you have any further questions, please feel free to contact me at 303-424-9661. 'incerely, � M � hlee�� M. Kadnuck Dimrict Office Manager 4001 City of '� W heat �idge PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: March 28, 2016 SUBJECT: WZ-16-03/ Hance Ranch Zone Change, 11818 W. 52nd Avenue I have completed my review for the request to rezone the property at 11818 W. 52nd Avenue from Residential -One (R-1) to Mixed Use — Commercial Transit Oriented Development (MU -C TOD) received on March 15, 2016, and I have the following comments: 1. It does not appear that the current rezoning proposal entails any site changes which could trigger traffic or drainage requirements. Therefore, Public Works has no comments at this time. 2. When a specific development scenario (SDP/Plat) is received Public Works will respond with review comments. To Mere - HanceRanch 11818 W 52nd Ave Re -Zone 1st Review.docx XcelEnergysm PUBLIC SERVICE COMPANY March 28, 2016 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Meredith Reckert Re: Hance Ranch Rezone, Case # WZ-16-03 Right of Way & Permits 1123 West 3`d Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303. 571.3284 donna.l.george@xcelenergy.com Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has reviewed the request for the Hance Ranch Rezone. Please be advised that PSCo has existing natural gas and electric distribution facilities within the areas indicated in this proposed rezone. Public Service Company has no objection to this proposed rezone, contingent upon Public Service Company of Colorado's ability to maintain all existing rights and this amendment should not hinder our ability for future expansion, including all present and any future accommodations for natural gas transmission and electric transmission related facilities. If you have any questions about this referral response, please contact me at (303) 571- 3306. Donna George Contract Right of Way Referral Processor Public Service Company of Colorado City of �Wheatl d CoMMMOLJNiTy DEVELOPMENT Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date: March 15, 2016 Response Due: March 29, 2016 The Wheat Ridge Community Development Department has received a request for approval of a zone change from Residential -One (R-1) to Mixed Use -Commercial Transit Oriented Development (MU -C TOD) for property located at 11818 W. 52 d Avenue. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: WZ-16-03/Hance Ranch Request: Approval of a zone change from (R-1) to Mixed Use- Commercial TOD (MU -C TOD). The property is located at the southwest corner of 52nd and Tabor Street. The property which is 6.6 acres in size currently has a single family residence and farm buildings located on it. The applicant is requesting a zone change to Mixed Use — Commercial TOD (MU -C TOD) to expand allowed uses for the property. There is no specific development scenario at this point in time. The site is in close proximity to the Goldline end -of -line commuter rail station which is anticipated to open in October of 2016. The zone change is the first step of the process for redevelopment of the site. Although there is no specific development scenario included with this referral, if approved and prior to construction of any new structures, a concept plan, a site development plan and subdivision plat approval will be required. Please inform the case manager of any concerns about the site's ability for future development based on the proposed zoning. At the time of site plan review, when a specific development proposal is available, an additional referral regarding utility needs for the proposed development will be issued. Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857 Email: mreckert@ci.wheatridge.co.us DISTRIBUTION: Valley Water District Fruitdale Sanitation District Arvada Fire District Colorado Department of Transportation AT&T Broadband Xcel Energy City of Arvada Planning Wheat Ridge Public Works Wheat Ridge Economic Development Wheat Ridge Police Department Wheat Ridge Building Division Renewal Wheat Ridge RTD Jefferson County Planning 'The Carnation City" Vicinity map "The Carnation City" s m _� Z C.1 OD > V I W 3:°O N 0OE ow i L Q oz E m s - Z E �•aL �0 Z U -m N 0o v K � X r N HIM N v, N M 4 6 Z N W U) w J � v, N M 4 6 r1l m lk, M f� v a E j Z z ,< .i Q M E j Z [-4c) E Z z ,< Ili U) L I C, I O N C15 4 6 6 f` 06 c7i N co co c`') co co co co co co co VIN N W L �\ V O r `: v >,4 RM"i L p`a V a 11 I` 00 6 O v- N M 4 6 6 f-� 00 � v- � N 04 N N N N N N 04 MIXED USE yy �leat�lC�e BETTER ZONING EOR A VIBRANT WHEAT RIDGE MIXED USE COMMERCIAL TOD (MU -C TOD) SUB -DISTRICT DISTRICT INTENT: for properties that are within 1/2 mile of rail or light rail stations. Generally follows the Mixed Use -Commercial district, allowing for a wide range of uses, but is specifically designed to allow densities that support transit ridership and to encourage land uses, site design, and building form that enhance connections to transit. BUILDING HEIGHT Minimum Height - Any Building 20' Maximum Height - Mixed Use Building 8 stories 118' Maximum Height - Single Use Building 6 stories 90' • Whatever is more restrictive, maximum height or maximum feet, applies • 4 -story height limit for any portion of a building within 100 feet of single - or two-family residential • For buildings over 75' tall, a 10' stepback is required for any fagade that faces a public street or open space (see image to right) SETBACKS AND BUILD -TO REQUIREMENTS SETBACKS Minimum Side Setback 0' Minimum Rear Setback 5' Side and rear setback where abutting single- or two-family residential 1-2 story building = 10' 3 story building = 15' 4 story building or higher = 20' Setback = required minimum distance between a building and the nearest property line BUILD -TO AREAS Primary Street Frontage At least 50% of the build -to area Build -to Area = 0' - 20' must contain building facade Secondary Street Frontage At least 30% of the build -to area Build -to Area = 0' - 20' must contain building facade Build -to Area = required area along the street/sidewalk that must be filled with a building (see image to right) AUTO -ORIENTED AND INDUSTRIAL USES Upper Story Stepbacks Build -To Requirements Primary street i I i I o - w ! 'I 10, Build -To Area 1 5091 of build -to area Primary Street Frontage Drive -Up and Drive-Thru Uses Allowed as a Conditional Use with separation requirements. Fast food drive-thrus must be located at least 500 ft apart from another fast food drive-thru. Other drive-thru uses, such as a coffee shop or bank, must be located at least 500 ft from one another. Note: separation requirements do not apply to drive- thru uses in place prior to MU -C TOD zoning. Car Repair Allowed as a Conditional Use. No overnight outdoor storage. Car Sales Outdoor sales lots not allowed. Allowed as a Conditional Use with indoor showrooms. Gas Stations Not permitted. Office -warehouse, restricted light Allowed as a Conditional Use. No outdoor storage allowed. industrial uses and wholesale Design Requirements for Drive-Thrus and Drive -Ups: • Maximum number of 1 drive -up lane. Drive -up lanes visible from the street must be screened by a screen wall, at least 42" tall, and a 4' wide landscape buffer • Drive -up window shall be at the side or rear of the building and not facing a street corner MIXED USE MIXED USE COMMERCIAL TOD yy 11eatROge BETTER ZONING FOR A VIBRANT WHEAT RIDGE (MU -C TOD ) SUB -DISTRICT RESIDENTIAL TRANSITIONS Requirements for New Development Adjacent to Residential Uses Landscape Buffers and 6' buffer, in combination with 6' Screen Walls screen wall or fence, required for surface parking lots and drive- thrus that are adjacent to a residentially -zoned lot Setbacks/Landscape Buffers 1-2 story building = 10' (side and rear where adjacent to 3 story building = 15' single- or two-family residential) 4 story building or higher = 20' Upper -Story Stepbacks 5' stepback per story for stories (where adjacent to single- or two- 2-4 (see image to right) family residential) OPEN SPACE REQUIREMENTS Residential Transition: Upper Story Stepbacks 5' 5` 135' Minimum Open Space Requirements Mixed use development 10% of development site Single use development 15% of development site • Open space includes planted areas as well as hardscaped areas, such as a plaza • Green roofs may count toward open space requirements DEVELOPMENT REVIEW • All sites are subject to administrative review only, through the site plan review process. No public hearings are required for development review. • Sites over 10 acres in size, or that have more than one phase of development, must submit a concept plan prior to site plan review. Sites over 10 acres require a neighborhood meeting prior to submittal of the concept plan • Conditional Uses must go through an administrative review to meet specific criteria related to the impacts of that use. `Ior MIXED USE ?ONING MIXED USE NEIGHBORHOOD (MU—N) vy ><leaY��e BETTER ZONING fOR A VIBRANT WHEAT RIDGE ZONE DISTRICT DISTRICT INTENT: intended for neighborhood main streets commercial corridors, this district encourages medium density mixed use development. It allows for neighborhood -serving commercial and retail uses, as well as residential and civic land uses. BUILDING HEIGHT MAXIMUM BUILDING HEIGHT Any buildin with residential use 35' All other buildings 50' • Building height limits match City Charter height restrictions SETBACKS AND BUILD -TO REQUIREMENTS SETBACKS Allowed as a Conditional Use with separation requirements. Minimum Side Setback 01 Minimum Rear Setback 5' Side and rear setback where abutting single- or two-family residential 1-2 story building = 10' 3 story building = 15' 4 story building or higher = 20' Setback = required minimum distance between a building and the nearest property line BUILD -TO AREAS Allowed as a Conditional Use with separation requirements. Primary Street Frontage At least 60% of the build -to area Build -to Area = 0' - 12' must contain building facade Secondary Street Frontage At least 30% of the build -to area Build -to Area = 0' - 12' must contain building facade Build -to Area = required area along the street/sidewalk that must be filled with a building (see image to right) AUTO -ORIENTED USES Build -To Requirements t It j ,�.�—• ' i ta�ra-co area eet Frontage prim Y N ! ' e 12_ , z o u L- ,_ '----1 60%of build -to area Primary Street Frontage Drive -Up and Drive-Thru Uses Allowed as a Conditional Use with separation requirements. Fast food drive-thrus must be located at least 500 ft apart from another fast food drive-thru. Other drive-thru uses, such as a coffee shop or bank, must be located at least 500 ft from one another. Note: separation requirements do not apply to drive-thru uses in lace Prior to MU -N zoning. Car Repair Allowed as a Conditional Use. No overnight outdoor storage. Car Sales Outdoor sales lots not allowed. Allowed as a Conditional Use with indoor showrooms. Gas Stations Allowed as a Conditional Use with separation requirements. Must be at least 1,000 ft from another gas station. Note: separation requirements do not apply to gas stations in lace rior to MU -N ing. Design Requirements for Drive-Thrus and Drive -Ups: • Maximum number of 1 drive -up lane. Drive -up lanes visible from the street must be screened by a screen wall, at least 42" tall, and a 4' wide landscape buffer • Drive -up window shall be at the side or rear of the building and not facing a street corner %oF MIXED USE ZONING `A laC3YJk0e BETTER ZONING FOR A VIBRANT WHEAT RIDGE RESIDENTIAL TRANSITIONS MIXED USE NEIGHBORHOOD (MU -N) ZONE DISTRICT Requirements for New Development Adjacent to Residential Uses Landscape Buffers and 6' buffer, in combination with 6' Screen Walls screen wall or fence, required for surface parking lots and drive- thrus that are adjacent to a residentially -zoned lot Setbacks/Landscape Buffers 1-2 story building = 10' (side and rear where adjacent to 3 story building = 15' single- or two-family residential) 4 story building or higher = 20' Upper -Story Stepbacks 5' stepback per story for stories (where adjacent to single- or two- 2-4 (see image to right) family residential) OPEN SPACE REQUIREMENTS Residential Transition: Upper Story Stepbacks B' i 35' ! i . 20' ----­----- 1. ._. Minimum Open Space Requirements Mixed use development 10% of development site Sin le use development 15°/D of develo ment site • Open space includes planted areas as well as hardscaped areas, sucn as a plaza • Green roofs may count toward open space requirements DEVELOPMENT REVIEW • All sites are subject to administrative review only, through the site plan review process. No public hearings are required for development review. • Sites over 10 acres in size, or that have more than one phase of development, must submit a concept plan prior to site plan review. Sites over 10 acres require a neighborhood meeting prior to submittal of the concept plan • Conditional Uses must go through an administrative review to meet specific criteria related to the impacts of that use. Zone Change Process Step 1: - Pre -application Meeting Step 2: Neighborhood Meeting Step 3: Submit Complete Application Step 4: Staff Review, Referral (Typically 15 days) i Step 5: Comments to Applicant Changes Necessary? Yes No Step 6: Publish Request/Post Property for Planning Commission Public Hearing (15 days prior to public hearing) Step 7: Staff Report for Planning Commission Public Hearing Step 9: Packet to City Council for 1st Reading Step 11: Resubmit Relevant Documents (Based on Planning Commission I recommendation, if necessary) Step 12: Publish Request/Post Property for City Council Public Hearing (15 days prior to public hearing) Step 13: Packet to City Council for Public Hearing WCity of heat �idge /MUNITY DEVELOPMENT 11818 W. 52nd Avenue (Hance Ranch) Proposed zone change from Residential -Once (R-1) to Mixed Use Neighborhood (MU -N) and Mixed Use Commercial TOD (MU -C TOD) y f. '! 53RDAV z��,i 4111E -F ER.so'4 f - Q,,�{c ur7`v 50THL L i i".'—a„ ?t `" i'�� ,,mac' ii• ��,�� 71 �slf ~' d. `4 i '� `i+Jp�•' .� FS.f °Ab' i1.,"`. riio k i � � V kSTH-A� L, 7` A.R+VADA r1ihv� �N io �553RDP);.?{{ j '®i urs.'eE,t, .� 7 E. � F E Rk C Y -. 52NDPL , t" 62 46�4i •J i fir. ci• � •-'--'+';'t�� -��''. "_' a}'atir�-,� 7F'�. � RD fk5t}C'Ve k r •�,1 49TWAVE; t - City of �MAWheatP.j.dge MUNITY DEVELOPMENT Zone Change Criteria For a zone change request, the Planning Commission and City Council base their decision on 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; and 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; and 3. At least one (1) of the following conditions exists: 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 city -approved policies or plans for the area. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. What is zoning? All properties within the City of Wheat Ridge are zoned. Zoning regulates what land uses are allowed and establishes standards for construction including building setbacks, lot coverage, and building height. There are many different zone districts within the City including residential, commercial, industrial, mixed use, and planned development zoning. What is a zone change? A zone change is the process of changing the current zone district to a different zone district. A property owner may choose to change the zoning to use his property differently from what the existing zoning allows (e.g., residential vs. commercial). All proposed commercial, industrial and residential applications for property exceeding one acre in size must be rezoned to a planned development district. Why is a neighborhood meeting required? A neighborhood meeting is required for all zone change requests. The purpose of the meeting is to provide the opportunity for citizens to become aware of the proposed development in their neighborhood, and to allow the developer to respond to citizen concerns regarding the proposed project. All residents within 600 feet are notified of the meeting. How do 1 give my opinion on a zone change? All public hearings for proposed zone changes are open to the public to appear and give testimony. Testimony can include written correspondence or a statement made at the public hearing. Any written correspondence provided to staff will be forwarded to the Planning Commission and City Council as part of the evidence of the case. All pertinent correspondence should be routed through planning staff. Can I contact my council representative? Public hearings for zone changes are quasi-judicial in nature. This means that the deciding body should make a decision only based on testimony area has occurred change character in the presented at public hearings. Please do not contact the Mayor, Planning arred or is occurring interest to encourage degree that it is in the Commissioners, or City Council representatives to discuss the merits of the public to such case prior to the public hearings; it could jeopardize their ability to hear the redevelopment of the area or to case. recognize the changing character of the area. What is a legal protest? A legal protest is a formal, written protest which can be submitted by The proposed rezoning is adjacent property owners within 100' of a subject property. If 20% of necessary in order to provide for property owners on one side within a 100' radius file a legal protest, it a community need that was not requires a three-fourths vote of City Council (6 out of 8 members present) to anticipated at the time of the approve a zone change instead of a simple majority (5 out of 8 members adoption of the City of Wheat present). A legal protest is usually filed after the Planning Commission Ridge comprehensive plan. public hearing. 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Colorado CC: Rich Majors, Paradigm Real Estate Services LLC 2012135810 12/17/2012 03:55:39 PM PGS 3 $21.00 DF $0 Electronically Recorded Jefferson County CO Pam Anderson, Clerk and Recorder TO1000 N WARRANTY DEED THIS DEED, dated December 14, 2012, is between The Hance Family Trust T INF!-) dated September 18, 2007 of the County of Jefferson and State of Colorado, grantor, and Regional Transportation District, a political subdivision of the State of Colorado, whose address is 1600 Blake Street, Denver, CO 80202 of the City and County ofDenver and State of Colorado, grantee: WITNESS, that the grantor, for and in consideration of the stun of TWO HUNDRED SEVENTY FIVE THOUSAND FOUR HUNDRED FIFTY EIGHT AND NO DOLLARS ($275,458.00), the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm unto the grantee, its successors and assigns forever, all the real property, together with improvements, if any, situate, lying and being in the County of Jefferson and State of Colorado, described as follows: SEE ATTACHED EXHIBIT "A" & "B" ATTACHED HERETO AND MADE A PART THEREOF Assessor's schedule or parcel number. 39-174-04-00 land 39-174-05-002 (part of) Address: Vacant Land, Wheat Ridge, CO 80033 (partof) TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, its successors and assigns forever. The grantor covenants, grants, bargains, and agrees to and with the grantee, its successors and assigns, that at the time of the ensealing and delivery of these presents, it is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever. The grantor shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the quiet and peaceable possession of the grantee, its successors and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. IN WITNESS WHEREOF, the grantor has executed this deed on the date set forth above. The Hance Family Trust dated September 18, 2007 By: Robert A. Hance Y' By: Barbara B. Hance Its: Co -Trustee Its: Co -Trustee STATE OF COLORADO{ , COUNTY OF ) e �'CCX S CJ1iI T The foregoing instrument was acknowledged before me this day of December, 2012 by Robert A. Hance and Barbara B. Hance as Co -Trustees of The Hance Family Trust dated September 18, 2007. Witness my hand and official seal. � �pTA% •ydy Y•. My commission expires: `. S • t Nllary'l>ublic t: �•• °UB1�C'' 40 My Commission EVires 1!5(2016 Name and Address of Person Creating Newly Created Legal Description (§38-35-106.5, C.R.S.) No. 932A. Rev. 4-94. WARRANTY DEED (Por Photographic Record) (Page 1 or 1) EXHIBIT "A" PARCEL NO. GL -55 Date: December 22, 2011 DESCRIPTION Parcel No. G1r55 of the RTD Gold Line Corridor Cotnmhda Rail Project, being a portion of Lots 5, 6, 7, 8 and 9, HANCE'S SUBDArMON recorded July 20,1953 in the Jefferson County Clerk and Recorder's Office, located in the Southeast Quarter of Section 17, Township 3 South, Range 69 West of the Sixth Principal Meridian, City of Wheat Ridge, Jefferson County, Colorado, being more particularly described as follows: COMMENCING at the Southeast Sixteenth Comer of said Section 17 (a found 3"aluminum cap in range box stamped "SURVEY MARKER M UMCK LAND COR SE 1116 SEC17'), WHENCE she South Sixteenth Comer of said Section 17 and Section 16 of said township and range (a found 3"aluminum cap stamped "SURVEY MARKER MERRICK LAND COR S1116 SEC17/16") bears N89°27'32"E a distance of 1323.26 feet (basis of bearing — assumed); THENCE N40"1 1'41"E a distance of 71350 to the westerly line of said Lot 9, and the POINT OF BEGINNING; THENCE N79°58144E eon -tangent with the following described curve a distance of 158.91 feet; THENCE along the we of a cum to the right, having a central angle of 17°5&17", a radius of 400.00 fat, a chord bearing ofN21°07'04"E a distance of 124.72 feet, and an arc distance of 125.23 fat; THENCE along the arc of s curve to the IeB, tangent with the lest described curve, having a central angle of 26°2&54", a radius of 235.00 feet, a chord bearing of N16'5l'46"E a distance of 107.52 fa; and an are distance of 108A8 feet; THENCE NO3-3V19--E tangent with the last described curve a distance of 76.92 feet; THENCE N90°00'00"E a distance of 1058 Feer, THENCE S00°00'34"E, coincident with the easterly line of said Lots 5, 6,7 and 8, tangent with the following described curve, a distance of 342.64 feet; THENCE, coincident with the southerly line of said Lot 8, along the arc ofa verve to the right, having a central angle of 73°01'45", a radius of 15.00 feet, a chord bearing of S36°30' 19"W a distance of 17.85 fat, and an am distance of 19.12 feet; THENCE S73001'1 1"W, coincident with the southerly line of said Lots 8 and 9, tangent with the last and following described curves a distance of 228.06 fecq THENCE the following two (2) courm coincident with the westerly line of said Lot 9: 1) Along the arc of a curve to the right, having a central angle of 106058'15", a radius of 15.00 feet, a chord bearing ofN53°29'41"W a distance of 24.11 feet, and an am distance of 28.00 feet; 2) NOW00'341W tangent with the last described carve a distance of 85.59 feet to the POINT OF BEGINNING. Containing 33,650 square feet, (0.772 Acres), more or less. Prieparedntneth bye C�•7 Kennetlh W. For and on J s n Group Inc. 707 17th Str %g0, Denver, 02 &'- FagsisfI EJMBIT - e" PARCEL NO. GL -55A Date: December 22, 2011 DESCRIPTION Parcel No. GL -55A of the RTD Gold Line Corridor Commuter Rail Project, being a portion of Lots 24 and 25, HANCE'S SUBDIVISION recorded July 20, 1953 in the Jefferson County Clerk and Recorder's Office, located in the Southeast Quarter of Section 17, Township 3 South, Range 69 West of the Sixth Principal Meridian, City of Wheat Ridge, Jefferson County, Colorado, being more particularly described as follows: COMMENCING at the Southeast Sixteenth. Comer of said Section 17 (a found Vahtminum cap in range box stamped "SURVEY MARKER MERRICK LAND COR SE 1/16 SECIT), WHENCE the South Sixteenth Comer of said Section 17 and Section 16 of said township and range (a found 3"aluminum cap stamped `SURVEY MARKER . MERRICK LAND COR S1/16 SEC17/16') bears N89°2732"E a distance of 1323.26 feet (basis of bearing — assumed); THENCE N2601 8'05"E a distance of 596.22 feet to the westerly line of said Lot 24, and the POINT OF BEGINNING; THENCE S89°59'38"E a distance of 86.44 feet; THENCE N84036'50'B a distance of 70.18 feet; THENCE S00°00'34"E coincident with the easterly line of said Lots 24 and 25 a distance of 166.4I feet; THENCE S73°01111"W coincident with the northerly line of the Burlington Northern Santa Fe Railway right-of-way a distance of 163.55 feet•, THENCE N00001740E coincident with the westerly line of said Lots 25 and 24 a distance of 207.59 feet to the POINT OF BEGINNING. Containing 28,954 square feet, (0.665 Acres), more or less. For andof Jacobs coring Group Inc. 70717th 300 Denver, C ,""'p�5� Y.:tG7212G_}tsRackS.CALD LEN L-55aAc. Nae.! of [ Return To: Robert and Barbara Hance I Isis W. 52""Ave, Wheat Ridge, CO 80033 • GRANTOR(S): ROBERT A. HANCE WARRANTY DEED For the consideration of $10.00, in hand paid, hereby grant(s), bargain(s), sell(s), convey(s) confirm(s) to GRANTEE(S): THE HANCE FAMILY TRUST dated September 18, 2007 GRANTEE(S) lei ADDRESS: 11818 West 52nd Avenue, Wheat Ridge, Colorado 80033 i �\ all of Grantor(s) right, title and interest in and to the following described real property in the County of Jefferson, State of Colorado, with all its appurtenances and warrant(s) the title to the same, to wit: See Exhibit A Attached hereto and made a part herein. FAMILY ESTATE PLANNING PURPOSES - NO DOCUMENTARY FEE REQUIRED ROBERT A. HAff C>? Nv t AR), STATE OF CO D,@,, C COUNTY OF 1111111111 1l1111111111111111111111111111111 11 1111 D $01.00.00 2007114193 WD 10/09/2007 08:46:35 AM 2 Page(s) Jefferson County, Colorado • �ccOF.......O�v N This in trument was ac efore me on (� Q 2fY_ by ROBERT A. HANCE. Co scion xpires Notary Public STATEMENT OF AUTHORITY (SECTION 38-30STATEMENT OF AUTHORITY (SECTION 38-30-172,C.R.S) This Statement of Authority relates to THE HANCE FAMILY TRUST formed under the laws of Colorado with a mailing address of 11818 West 52nd Avenue, Wheat Ridge, Colorado 80033. ROBERT A. HANCE and BARBARA B. HANCE, Trustees of the Trust are authorized jointly or severally and without limitation - to execute instruments conveying, encumbering, or otherwise affecting ttit!.e to real property on behalf of the Trust. Execut this day of 20"1• ROBERT A. HANCE, TrusteeV—A RBARA B. HANCE, Trustee STATE OF Ct COUNTY OF, Subscribed an HANCE. — Alil • Co scion A. ;fires otary Public p�F COLOp� 20 by ROBERT A. HANCE and BARBARA B. ra EXHIBIT A Lots one(1) through twenty-five (25), Hance's Subdivision, exceptin conveyances of record for road purposes, and existing rights of way for roads and ditches; together with all water and ditch rights belonging or appurtenant thereto; and ten (10) shares of the capital stock of the Wannamaker Ditch Co,r;pany; and the right to purchase from said company all water used in connection with said land or in'anywise thereunto appertaining; i 0 City of W heat Midge __o COMMUNITY DEVELOPMENT Submittal Checklist: Zone Change (straight zone district) Project Name: Hance Ranch Application for Zone Change Rev. 5/2014 Project Location: South of West 52nd Ave, East of Taft Count, West of Tabor Street, North of Ridge Road Application Contents: A zone change application is required for approval of a rezoning to any non -planned development (straight) zone district. The following items represent a complete zone change application: X 1. Completed, notarized land use application form X 2. Application fee X 3. Signed submittal checklist (this document) X 4. Proof of ownership—e.g. deed X 5. Written authorization from property owner(s) if an agent acts on behalf of the owner(s) _6. Mineral rights certification form will submit prior to hearing X 7. Approved legal description on the Current City Datum with proper section and PHAC ties per City Geodetic Requirements, in Microsoft Word format X 8. Certified boundary and improvement survey of the property X 9. Written request and description of the proposal X Include a response to the zone change review criteria—these are found in Section 26-114 of the municipal code X Include a justification of why the zone change is appropriate addressing these issues: • The need for the zone change. • Present and future effect on the existing zone districts, development and physical character of the area. • Access to the area, traffic patterns and impact of the requested zone on these factors. • Availability of utilities. • Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. • A discussion of the relationship between the proposal and adopted land and/or policies of the city. As applicant for this project, I hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, I understand that in the event any revisions need to be made after the second (2'd) full review, I will be subject to the applicable resubmittal fee. Signature: Date: .�l 6/Ze'l&' Name (please print): Phone: 3o 3 Z J'2 �o/o -Y Z�I Y Community Development Department - (303) 235-2846 - www.ci.wheatridge.co.us '** � A 41 f miry "i �Wh6atp.,jidige MMUNITY DEVELOPMENT Wheat Ridge Community Development Department PRE -APPLICATION MEETING SUMMARY Meeting Date: Applicant/Representatives: Attending Staff: Specific Site Location: Existing Zoning: Existing Comp. Plan: January 7, 2016 Ethan Watel, Baseline ethan@.baselinecorp.com Vincent Harris, Baseline vince@.baselinecolp.com Noah Nemmes, Baseline noah@.baselinecoEp.com Corydon Gilchrist, KCG Holdings I, LLC corn. gilchristg Qmail.com Patrick Henry Meredith Reckert, Senior Planner Lisa Ritchie, Planner I1 Zack Wallace, Planning Technician Dave Brossman, Development Review Engineer Mark Westberg, Projects Supervisor 11818 W. 52"d Avenue Aka: Hance Ranch Residential -One (R-1) T.O.D. Site Mixed Use Employment Existing Site Conditions: The property is located at the southwest corner of 52"d Avenue and Tabor Street. It extends south to Ridge Road, and west to Taft Court (currently under construction by RTD). The site is currently home to Hance Ranch, which includes a house, several accessory structures, and several farm -related structures. According to the Jefferson County Assessor, the house, with basement, is approximately 1,894 square feet, and was constructed in 1935. Records indicate the property was subdivided in 1953 into 25 parcels. The parcel layout and size of the subdivision resembles a typical single-family housing neighborhood. However, the entire site has remained as an alpaca farm and was never developed. _ �; �, �':�"•` t,,,� ,� City of Wheat Ridge �'� Geographic - v -----52ND PL Z 446.-.a R. , O .� �w�y, , C Information Services Hance Ranch x :. IT K A b m tl r. T 71 r� :pl w:! Legend 0+�"'K`R.�'n' r IxoSOJ 55f0p 55na ` r� ii• 0.5 5. r• 0511 ,.., TO 44 111 01M6 .� � ^�" •` N RiDGE RD -501H PL. - - t � = v .a9" 49TH PL Figure 1: Subject Property The southwest corner of the property is opposite the RTD Ward Road Station, the Gold Line commuter rail line's end of line station, which is located at the southwest corner of Taft Court and Ridge Road. The Gold Line is slated to open in October 2016. The area is already seeing a large amount of public improvements, including but not limited to the realignment of Tabor Street, a traffic signal at Tabor Street and Ridge Road, the construction of Taft Court between 501h Place (soon to be renamed Ridge Road), and 52nd Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. City of Wheat Ridge Geographic Information Services Hance Ranch Legend awnannes cev a.v„«'w rte, ca,m,_ Oiv>rsYea zaro Disnuts R�wnb.r.MeIR-,� ReshMN/.T,m R21 Agr�eVnurYOe+lA1{ Ry�uuimiw1A31 Lmne�w✓Orro {C11 Cc.nn.rc✓,v-Txy tGL ��+� Empb�nem VIES %n 4 lnamn�x o.wNOPmM,Pn %annex Gomn[rclY Oev. fPGD) IT acilge Lp q WMm R�epn. Lmmew Figure 2: Zoning Map (Subject Property is outlined in red) 2 Applicant/Owner Preliminary Proposal: Currently, the applicant is pursuing a rezoning of the property, with a future site plan that includes a mix of multi -family residential in mind. The submitted preliminary proposal suggested a rezoning to Mixed Use Commercial — Transit Oriented Development (MU -C TOD). This rezoning would be the first step in a multi -family apartment and townhome community. Will a neighborhood meeting need to be held prior to application submittal? Yes, a zone change application requires a neighborhood meeting to be held. Planning comments: The following items were discussed based on the applicant's proposal: Zoning & Use The current zoning on the property is Residential -One (R-1). The R-1 zone district was established to provide high quality, safe and stable low-density residential neighborhoods and to prohibit activities of any nature which are incompatible with the low-density residential character. This zone district does not permit the applicant's proposal of higher density apartments and townhomes, nor is it consistent with the Northwest Subarea Plan or Comprehensive Plan, both of which call for Mixed -Use and Transit Oriented Development. The Northwest Subarea Plan also indicates an area of residential transition along Tabor Street, where the property abuts existing low-density residential development. The change in zoning must consider both the existing low density development to the east, as well as the call for mixed-use transit oriented development near the Ward Road Station. It is for these reasons staff recommends a split zoning on the property, divided where the future 51 st Avenue will be located. The southern half of the property could be rezoned to Mixed Use -Commercial — Transit Oriented Development (MU -C TOD), allowing the high-density apartment building oriented towards the Ward Road Station and Taft Court. The northern half of the property could be rezoned to Mixed -Use Neighborhood (MU -N). The MU -N zone district is slightly less intense than the MU -C TOD zone district, while still allowing enough density for townhomes or rowhomes (see Perrins Row on West 38"' Avenue). While a zone change to MU -C TOD and MU -N may be approved without a site plan, as the proposed site plan is developed, staff may suggest that it be included in the application. Subdivision Subdivision of the property will be necessary, as the current single-family parcels will not permit a revised site plan. The subdivision process will also be used for the required right-of-way dedications. Mixed Use Development Standards The Mixed Use zone districts value quality architecture as a vital component to creating a unique sense of place. See Article XI of Chapter 26 of the Wheat Ridge Code for all development standards. In summary: Fagade Design Each facade shall contain at least 1 change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following architectural elements: reveals, belt courses, cornices, expression of a structural or architectural bay, change in material and articulation of windows and doorways (including sills, mullions, or pilasters that create a three-dimensional expression). All facades facing a public street shall have at least 1 variation in plane depth of at least 1 foot for every 50 linear feet of the fagade. The district also requires that each building have at least one main public entry that faces the primary street, and this entrance should be emphasized through at least 2 of the following architectural elements: changes in wall plane or building massing, differentiation in material and/or color, higher level of detail, and enhanced lighting. Transparency Ground floor transparency is also required in the Mixed Use zone district. For retail uses, the fagade facing the primary street frontage shall be at least 60% transparent. All other facades facing a street or public spaces shall be at least 30% transparent. Build -To Requirement The MU -C zone district standards require a 0-20 foot build -to area on the primary street frontage, with at least 50% of the primary frontage occupied by the building fagade. The secondary frontage also requires a 0-20 foot build to, with at least 30% of the secondary frontages occupied by the building fagade. The MU -N zone district standards require a 0-12 foot build -to area on the primary street frontage, with at least 60% of the primary frontage occupied by the building fagade. The secondary frontage also requires a 0-12 foot build to, with at least 30% of the secondary frontage occupied by the building fagade. Setbacks While the frontage of the building must conform to the build -to requirement, the side and rear of the building must conform to setback standards. The minimum side setback is 0 -feet. The minimum rear setback is 5 -feet. Where the building abuts single- or two-family residential (the north and east boundaries of the property), additional setbacks are required. For 1-2 story buildings, the side and rear setbacks must be 10 -feet. For a 3 story building, the setbacks are 15 -feet. For buildings 4 stories or higher, a 20 -foot setback is required. Residential transitions Additional requirements apply to new developments adjacent to residential uses, to allow for a transition. Requirements for New Development Adjacent to Landscape Buffers and Screen Walls SeinacKs/canoscape burrers (side and rear where adjacent to single- or two-family residential) Upper -Story Stepbacks (where adjacent to single- or two- family residential) Uses _. 6' buffer, in combination with 6' screen wall or fence, required for surface parking lots and drive- thrus that are adjacent to a residentially -zoned lot 1-2 story building = 10' 3 story building = 15' 4 story building or higher = 20' 5' stepback per story for stories 2-4 (see image to right) Residential Transition: Upper Story Stepbacks 5' 4' �35'•�, --------------- 11 ..--.- 11 Open Space In the Mixed Use zone districts, it is required that 10% of the site is open space for a mixed use development. For single use developments, 15% of the development site must be open space. Open spaces include planted areas as well as hardscaped areas, such as plazas. Green roofs may also count towards open space requirements. Automobile Parking The Mixed Use requirements state that parking lots should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Depending on site design, certain screening requirements and parking lot design standards will apply. Minimum parking standards Mixed Use Zone districts Use Group A Minimum Required Parking Maximum Allowed Parking Residential 1 space per unit 2.5 spaces per unit Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square feet (MU -N) 7 spaces per 1,000 square feet (MU -C) For other uses, please refer to Section 26-1109 of the Wlieat Ridge Municipal Code On -street parking spaces directly abutting the property may count toward the total number of required parking spaces. Properties in the MU -C TOD district may reduce minimum parking requirements by twenty percent. Bicycle Parking For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. For nonresidential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 20 automobile parking spaces, but no less than 4 total bicycle parking spaces. Bicycle parking must be provided on site, in a well -lighted area no more than 50 feet from the primary building entrance. Parkland Dedication Fee Parkland dedication is required for all residential subdivision based on the assumption that additional residents in the City will impact the demand for parks and open space. When land is not dedicated for a public park, a fee is required in lieu. For residential units within '/2 mile of a transit station the parkland dedication fee is $2,021.62 per unit. At this time, no land is required to be dedicated, and the parkland fee shall apply. Utility Providers The City of Wheat Ridge is not a full-service city. The utility and service providers for this property include: • Arvada Fire Department, phone: 303-424-3012 • Valley Water District, phone: 303-424-9661 • Fruitdale Sanitation District, phone: 303-424-5476 All land use applications will be sent out on referral to these agencies for comment; however, staff encourages potential applicants to contact service districts ahead of time. This may help to understand any design or infrastructure requirements and potential costs associated with the proposed project. Building Division comments: The building division was not present and has no comments at this time. Public Works comments: The following items were discussed based on the applicant's proposal: Irrigation ditch There is an irrigation ditch on the property. Public Works does not have knowledge specific to the irrigation ditch. If there is no user downstream from the Hance property then it is possible that the ditch may be decommissioned. If there is a user downstream, the ditch must continue to convey the water. It is crucial that the applicants contact the ditch rider for more information. Flood and Water Full flood attenuation and water quality will be required for this site, as it is essentially a vacant lot currently. See additional information provided by Public Works. Right-of-way dedication The following rights-of-way will be required: • 52nd Avenue: Six feet shall be required as a dedication on the south side of 52'd Avenue to accommodate additional travel lanes, on street parking, curb and gutter, an amenity zone and a six foot sidewalk, if the property develops as residential. • Taft Court: All work is being completed by RTD, no additional improvements required • Rid eg Road: All work is being completed by RTD, no additional improvements required • Tabor Street: Thirteen feet shall be required as a dedication on the west side of Tabor Street to accommodate on street parking, curb and gutter, an amenity zone and a six foot sidewalk. • 51St Avenue: The City of Wheat Ridge adopted an update to the Northwest Subarea Plan in October 2013. The City also updated the Comprehensive Plan in 2009. Both Plans, adopted by City Council, indicate 51St Avenue running through from Ward Road to Tabor Street. The Northwest Subarea Plan also notes that future streets in the area around the Ward Road Station, including 51St Avenue, need to be built to current City of Wheat Ridge Standards. 51 st Avenue, between Tabor Street and Taft Court will require the following: Sixty-three feet as a dedication to accommodate two travel lanes, on street parking, curb and gutter, an amenity 9 zone and six foot sidewalks. The center line of this new right-of-way shall be roughly aligned with the property boundaries dividing the properties immediately west of the subject property. The Public Works Department has also provided additional information in an included attachment. Review Process This request will require: Rezone Neighborhood Meeting The first step in the rezoning process is the pre -application meeting, which took place on January 7, 2016. The next step is to conduct a neighborhood meeting. The applicant is responsible for drafting a letter that will be delivered (via mail or hand delivery) to all property owners and current residents in a 600 -foot radius of the subject property. The letter must be approved by the Community Development department PRIOR to sending. The Community Development department can provide the applicant with a neighborhood meeting letter template and samples, if necessary. Additionally, the Community Development department will pull the property and resident information from the County records and provide the applicant with mailing labels. The applicant will coordinate with the Community Development department on the time and location of the neighborhood meeting. The meeting may be held in the Wheat Ridge Municipal Building Conference Room, or any other location the applicant desires. There is a $100 fee for the meeting, and an additional 50 -cent fee for each page of mailing labels provided to the applicant (average is about $2-$3). Staff will be present at the meeting to answer any zoning, land use, and process related questions. However, the applicant will lead the meeting and inform the audience about the proposal. Rezoning Application Once the neighborhood meeting is complete, a formal complete application may be submitted by appointment with a planner. The complete application will be assigned a case number and case manager. The case manager will be the applicant's point of contact at the City for the duration of the zone change process. The case manager will review the application, and once all submittal requirements are met, the application will be sent out on referral to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for review. The referral period is 15 days, during which time the referral agencies and departments may submit comments on the application. These comments, as well as those from the case manager, will be forwarded to the applicant. Modifications to the planned development document may be requires as a result of these comments. After all comments have been addressed, a public hearing before Planning Commission will be scheduled. A public hearing before Planning Commission will require the property to be posted. The posting period lasts 15 days and requires a sign be posted on the property. Additionally, the Community Development department will send out written notification of the hearing to all property owners within a 300 -foot radius of the subject property. During the public hearing at Planning Commission, the case manager will present the rezoning case to Planning Commission, and based on an established set of criteria present evidence to support a recommendation of approval, approval with conditions, or denial of the rezoning. The applicant and the public will have the opportunity to present evidence and provide testimony in support or opposition of the rezoning application. The Planning 7 Commission will then recommend approval, approval with conditions, or denial of the rezoning. This recommendation will be forwarded to City Council for review and decision. Regardless of Planning Commission's recommendation, the rezoning will automatically be scheduled for a public hearing before City Council. The City Council hearing will require an additional posting period. This posting period lasts 15 consecutive days and will require a sign to be posted on the property. The Community Development Department will also mail out notification of the hearing to all property owners within 300 -feet of the subject site. At the public hearing before City Council, the case manager will present the case, and based on an established set of criteria present evidence to support a recommendation of approval, approval with conditions, or denial of the rezoning request.. The City Council will then make a decision of approval, approval with conditions, or denial based on the testimonies provided by staff, the applicant, and the public. Future development will require: Site Plan if approved for MU -C TOD and MU -N zoning) The first step in the Site Plan Review process is an additional pre -application meeting (assuming approval of the rezoning application). After this pre -application meeting, a formal application may be submitted. Application must be submitted by appointment with a planner, and will not be accepted if they are incomplete. Upon submittal, a case manager will be assigned to handle the application, and will be the applicant's point of contact at the City for the duration of the site plan review process. The case manager will review the application, and once all submittal requirements are met, the application will be sent out on referral to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for review. The referral period is 15 days, during which time the referral agencies and departments may submit comments on the application. These comments, as well as those from the case manager, will be forwarded to the applicant. Modifications to the site plan may be requires as a result of these comments. When all comments are addressed to the satisfaction of the case manager, the application will be forwarded to the Community Development director for final decision. The Site Plan review process is administrative, which means there are no public hearings before City Council or Planning Division. Please note: Approval of the Site Plan application does not mean that a building permit has been issued. Once site plan approval is attained, the applicant may submit a building permit application with the Building Division. Subdivision The first step in the subdivision process is a pre -application meeting. After the pre -application meeting is complete, a formal application may be submitted. Applications must be submitted by appointment with a planner. Incomplete applications will not be accepted. A major subdivision involves 5 or more lots, tracts, or parcels and/or the dedication of public streets. Upon submittal of a complete application, the case manager will review the application, send it out on referral to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for review. The referral period is 15 days, during which time the referral agencies and departments may submit comments on the application. These comments, as well as those from the case manager, will be forwarded to the applicant. Modifications to the subdivision plat may be required as a result of these comments. The applicant must address comments and resubmit relevant documents. This process may need to occur several times. Once all comments have been addressed to the case manager's satisfaction, a public hearing before Planning Commission will be scheduled. Planning Commission will make a recommendation of approval, approval with conditions, or denial. The public hearing procedure is replicated before City Council for final approval. Once approved, a blackline mylar copy of the plat must be recorded with Jefferson County Clerk and Recorder. Attachments: Public Works Comments Note: Please be aware that the above comments are for general information purposes only. Staff cannot predict the outcome of any land use development application. A favorable response from staff does not obligate any decision-making body (Community Development Director, Public Works Director, Planning Commission and/or City Council) to a desired outcome. Staff will provide the best advice available given existing regulations, current policy, political climate and information submitted. Phone Numbers Meredith Reckert — Senior Planner Lauren Mikulak — Senior Planner Lisa Ritchie — Planner II Zack Wallace — Planning Technician Dave Brossman — Development Review Engineer Mark Westberg — Projects Supervisor 303-235-2848 303-235-2845 303-235-2852 303-235-2849 303-235-2864 303-235-2863 9 WHEAT RIDGE WARD STATION SPECIAL USE PERMIT SITE PLAN APPROVAL SITUATED IN THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, JEFFERSON COUNTY, STATE OF COLORADO 1 � . � L . ` V EXISj ¢ 4 -- W 52ND AVENUEROW ROW (TYP)-- 4 _ rACIST6LDG F lid CESS (TYR} I( 4 lil 171.¢ t tid " �rExtsT' . �. J ,FENCE ITYP)I I t II ' I I d i 1 jq1 C=G►wEL'f TTP�1 — _I I ! I , f r — II ;t qp,I r I _ IUJt t fiq ON STREET PARKING (TYP) N ' — _ Iii ___ _ • 5 I —.,� a _ I I I i I APPROXIMATE SIDEWALK (TYP) i III Q� I IIIY LIMITS OF 2030 0 80 180 240 I I ( ESMT (TYP} PARKING EXPANSION I ! i SCALE IN FEET +� I _ ___ _--- I_ t---------- I SITE BOUNDARY (TYP) I - � PROPERTY ' WARD ROAD STATION I \ \ \ LINES I t \ PARK -N -RIDE PARKING LOT I _ S_ — — — — — • PROPERTY LINE BIKE LOCKERS _( SITE LIGHTING (TYP) OEXIST BLDG (TYP) QUALITY 1 ADA PARKING AREA ( POND — - - - -{ {- C cc RTD sro SIG I I?I If filo RTD STD SIGN , t R IDG R _ BUS LOOP WITH - �� • I� _ ",-" ,. c rrFF �,'F, J BNS RACK i �EXI SNSF CK WARD ROAD STATION q `iii il'# t " \ + - -- - "t 4�"`.•-.i RIVERY PLATFORM A PLAZA !f' ARY J y ^ RELIEF STATION SEE ARCH PLANS t } SHEET _ uesIGwmsr.JJo — GOLD LINE REFERENCE NUMBER' WARD ROAD STATION SDS -502 OVERALL SITE PLAN WHEAT RIDGE JAB PENDING DCN y L DENVER SHEET NUMBER: 2, SHEET ADDED TRANSIT 02 REVISIONS BY DATE eag/e P, Imo- PARTNERS Q -- c co Sb3N1MT/d ed wove 31tl0 A9 SNOISIA3a ON A 11SIN3G ..� .❑ NOG ONION3d evr 030oV 133HS 'ZZ100 aOHd-NOO L 3001H133HS ?13AN30 3 3Oa1a1V3HM 133HS Ndld 311S � .w� d H Cl d D fl'l-i E08-SaS NOUViS CIV08 MNAA -- — m :a3ewnw 39N3a3j3a 3N�1 a100 Uv��"""dd1l �+� etlr :,sw,hxi 13311 gra :8QDp3fYJ I 3lW 8Vf awAm I 133 NI 31VOs P I fI I _ i'I (�) ' � � „` DSL oft OS R \ L tt7 :� ( I 1 a �.�� I i I I III I: Iil � 3d318V V ISO 2P�' f j III — i i I aals 3. 1 dtl3 xonx oNlx301 `t !'!I'I sI'{ no _ NOis-aTs NO115J3NN003SOH r _ — w` v _ — — _ _1 L_ ' I,+a1a • , EJO, t71S3dIdONV1S A2ia.Z(1_-1 �. \` i NIStl a _ �--a- - — � , 8 NOI1N3130 i lano� .��i'03oN31X3 � NS017113H011 . , , i 1 i 1 1 IY JI �_� � , F, �.a , . t ` =e, a v 1 Atl8 Sn9 031V'1nou d-�Li,# 7 1(dAl)ONlNatldXWM301S.9 ve �b ���It •i �i t l i j 133ii15 NO L(311nO '� (... *: i l 0NV 8an 71'�' 0 1 b �� dV0 xONN ONNOOI a # 111IM Nou6alJNo0 3SOH Ogj013didONV1SAaO.Z4 j m • '1 �` "'ONVO MO-UYld 4 t t1 , `A� --�\ ` ' f* J 3Vd NOfSNVdX'1ONINHV'd, I %J N3d0 i : tTLVId 9 WaOdlVld m I ! --- - - - Wl�ttN _ OEO�ZW�O Sli dV , 1 7 olid VS Sn i 0 aKM j I11S,,aVO t/ � i �(d A >3 4 ' , r �.� _ �,� �SOIN 13>V ����}', 1 f Y� ,\ `t ,l , `, �"• l ;'�:, `�'' l�I � �II (�i , �-: ,•.t: t„' t SdWVa� .xl ^� —I,sdwtla qls ;ON)S50a9 1. 821n0 /M S Y , �t�Otli1�J 1V wr4m 0iS �VOIlV1S Ila AkNONn08311S ���`` 1 - �\OL Li `, `�y-V ' It il3Ala039aYtl# a XlVM301S iAl 3mnSO13N3 din031i 9'0301AOad CNV 03alno3a SA . - r�-"� t lit f 1 .� " c iIVM N33HOS t' L0301AOad 0NV 03a1nD3a S30Vd$ dV t �`-� -� + t 1: 09 o301A0ad S30tldS 9NlNMVd 133 N � �i ' — 'f �� f' — - — td l? a3llfiO 99Z'0301AOad S30VdS ONINatld 101 06Z :Ola As 03ain03a S30tldS • _ 3 { r_ Old g INOIlVOtdISSb1D ONIido2 LV3 —7-7 1d*DS M3VV83AOOON10�t( L SONI011n9d0a (%K) H'1VM301S.t ld OS 099'0Et'S3SOV 00'£'SV3W 3dVOS0NVl �3 i } _ __ - f b2 - I , I , (%99) �F; \ �� ,cr• - - I jJ�Jls(7J1�ugia ___�. r ^^•tf It It , 1i OS Z9L'6SZ'S3aOV Sfi'9 SV3W 03dVOSOWK ! r I L i` 1, S I _ _r' igoolalslx3 + S3a0V S6'9 Ala3dOad dO Y. 1V1O1 fi\ `t ` `. = _ f 2 \ f :t/lt/Q it/OI1SI1b1S,+ 1 ,, � �+ _ _ ,' - ;Ho6ara3 i�� ` ',S•, `, \�i��l `.. HOV?1L j it r oI -�: '13OX ONtl 3Oola 1V3HM 30 ALO 311 As 3N00 39111M ONI1HO11133a1S 'Z 130VdS N3d0 d0 30V63AOD 31,110NV I ' i ` ` WD 1'IViU1 •SIDMINV1d N33NDS dO SNOUV001 t I / - 0+ ' C{ 311 MOHS SNtlld ONWOONV1 't { itl13a 11tlWS :S310N O(IVHOl00 30 31VA `AiNn0a N0S83AA31' '30()N iV3HM J0 ,U.IO Nbl(JN3W lddlONitld H19 3H1 JO 1S3M 69 3JNV6 'H1nOS £ diHSNM01 `L 1 N0I103S JO 171 L 1SV3H1nOS 3Hl JO 1I, H1190N 3Hl NI t)31vn1lS """"""1VA0�JddV NV�d 31lS illN�i3d 3sn �V103dS NCRJVM 3901"d iV3HM December 22, 2015 'BASELINE Meredith Reckert, Senior Planner � City of Wheat Ridge Ep9neering_.3,lannipgr Sunfeying,_, r; 7500 W. 29th Ave. Wheat Ridge, CO 80033 Re: Pre -Application Submittal for Rezoning: Hance Ranch Property Dear Ms. Reckert: Baseline Corporation is pleased to submit these pre -application materials to discuss the potential rezoning of the property known as Hance Ranch (Parcel # 39-174-05-001, 39-174-04-003, 39-174- 05-021) at the southwest corner of West 52nd Avenue and Tabor Street. The proposed rezoning is from Residential -One (R-1) to Mixed Use Commercial Transit Oriented Development (MU -C TOD) zone district. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family and multi -family components directly adjacent to the future Wheat Ridge -Ward Road station of RTD's G Line. Currently, the property is being used for agricultural purposes and it is zoned Residential -One (R-1). The Hance Ranch property is part of the City of Wheat Ridge's Northwest Subarea Plan. The Northwest Subarea Plan envisions the area surrounding Hance Ranch property as a Mixed Use Transit Oriented Development. The overall intent of this rezone request is to support the vision of the Northwest Subarea Plan and help transform the property into a development that provides gradual transitions from the suburban character to the north and east to a more urban TOD character that will surround the future RTD station area. According to the City of Wheat Ridge Development Code, Chapter 26, Article XI — Mixed Use Districts, except within the MU -N district and MU -C TOD sub -district, for development sites over five (5) areas and subject to new construction, at least (50) percent of the proposed total square footage of the ground floor level shall contain nonresidential sues. For this reason, while the goal is to rezone the property to MU -C TOD, the current vision is to primarily focus on allowing single- family attached and multifamily development that would not require non-residential uses. The single-family attached development could be concentrated at the north half of the property while the multifamily development could be focused in the southwest corner. Conceptual site plans are attached. Any future development on this property will follow the design guidelines established in Chapter 26, Article XI — Mixed Use Zone Districts of the Municipal Code to help achieve the future vision of the Northwest Subarea Plan Character. All design concepts will focus on building orientation that is close to the sidewalk, with parking located to the rear and side of buildings and building materials that provide visual interest and a pedestrian scale. Varied building heights will be a key Corporate Headquarters High Plains Rocky Mountains Downtown Golden Downtown Greeley Ski Village 1950 Ford Street 710 l lth Avenue, Suite 105 419 Oak Street, PO Box 770152 Golden, Colorado 80401 Greeley, Colorado 80631 Steamboat Springs, Colorado 80477 Ph 303.940.9966 Ph 970.353.7600 Ph 970.879.1825 Fax 303.940.9959 Fax 970.353.7601 Fax 866.242.9106 Pagel 2 Hance Ranch Pre -app Cover letter 2015-12-22.docx consideration to avoid uniform height and long uninterrupted wall planes and to provide a gradual transition from the neighboring properties. Included with this letter are concept materials to help demonstrate our vision for the Hance Ranch property. These materials are intended to only initiate a conversation about the future of this property and they are not our final intent. Thank you in advance for your time as you review our pre -application materials. We look forward to meeting with you and other staff on January 7th If you have any questions or are in need of additional information please contact me at 303.202.5010 ext. 218 or ethan@baselinecorp.com. Sincerely, Ethan Watel, AICP Senior Planner, Project Manager cc: Attachments • Vicinity Map • Conceptual Site Layouts • Preliminary ALTA Survey • Deeds 2007114193 and 2012135810 (portion of site to RTD) ;r STIP' R�'9Y��:. BMW gm UNA ,R r 1 B` 11 A ` vii^�� /r► I I 131 1 I I 1 o i o €�r „3�W 0 Rm OUWj �U-'i wFNF ss zg� N�oUa�b�� Z N 0 2 FN UZ s� C-mNZ �O y --LLQ wwww y €U 2U WN� WN 0� i�$ rcy 1-3�pha rcaay �m ��S4�o 2000m0 ¢261Nry ��? 0io �1111�IIG� it I I II I I I I � I I ----------------- - i I i wexom �. m nus �xv.v�w 3ary - - ®` - - - oaraoroa 'MM tv3W 5U0mn9. W ... Id. NP -M.3 YMa -- 3nN3AV ONZS 1S3M BLEU xe , 3NI13SVO& F uva we asnewa wino waHs� 1L9ANfLS flZLLL QNY'I WSJY/Y.L'IY � C $ B b b $c- g e s@ o�b 6 `6 AM; Aga B h HID oma z@ a � t pg @ fit �-- d q8 b o4 d' M @ 5 a"g aF a a1 a$ a Vim€ sig �cc ac5'$ a baa B_" jyb ggga egg a $ $ y�c a o § � nap W'N e t a �$ � B o�x< 1ps Ie o a bbd w O a a � 0 O O U t3 y F w Ca W � z zo r a a � rnoa anM U O — O z 0 F x 0 w i sr@[y�g a; o $gig F 'a € : ac 6= a B a a a �gWgF b! bl� $�� gr @ 7 � � WE -1 k 12,E 9 - .— ..n 1, , 1, . ,.,/, ,/,-- xn.mae,.m3,.ssss 3xinr wu a< Saw s� OQIEIQIO'JJ 39Utl lY3M Em3wn5. Cu!uuuw. Euumu�3 YMa 3nN3AV 4NZS 1S3M R12LI e 3NIl3Sb�9�►;r xw u arvara euuewx3a wa -m ]L8Aii11S flZLLL Qf1YT WWY/Y.L1Y 1 O =1 �Yw p �y� d [m c1 'k`skka 3g`s�sa- 3�W����o��"area }rj ! I Y hgnl VSs M a Lek nib of :�3$ NI .en�A g •,• E �' ��/S/n J= 19 71 i ppgg C] hgnl VSs M a Lek nib of :�3$ NI .en�A g •,• E �' ��/S/n J= i ppgg C] R p Lek r g�$�g City of "� W heat Pidge LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 291h Avenue • Wheat Ridge, CO 80033 * Phone (303) 235-2846 (Please print or type all information) Applicant HRE Development LLC Address 1515 Arapahoe St, Ste 1200 Phone City Denver State CO Zip 80202 Fax Owner Hance Family Trust Address 11818 W 52nd Avenue Phone City Wheat Ridge State CO Zip 80033 Fax_ Contact Baseline Corp. attn: Ethan Watel, AICP Address 1950 Ford Street Phone(303) 202-5010 City Golden State CO Zip 80401 Fax 940-9959 (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): 11818 W 52nd Avenue Type of action requested (check one or more of the actions listed below which pertain to your request): Please refer to submittal checklists for complete application requirements; incomplete applications will not be accepted M Change of zone or zone conditions 0 Special Use Permit O Subdivision: Minor (5 lots or less) O Consolidation Plat O Conditional Use Permit O Subdivision: Major (More than 5 lots) O Flood Plain Special Exception O Site Plan approval O Temporary Use, Building, Sign O Lot Line Adjustment O Concept Plan approval O Variance/Waiver (from Section ) 0 Planned Building Group O Right of Way Vacation O Other: Detailed description of request: The proposal is to change the zone from Residential -One (R-1) to the Mixed Use Commercial Transit Oriented Development (MU -C TOD) zone sub- district. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family attached and multi -family components directly adjacent to the future Wheat Ridge -Ward Road station of RTD's Gold Line. (See attached narrative) Required information: Assessors Parcel Number: 39-174-05-001 / 39-174-04-003 / 39-174-05-021 Size of Lot (acres or square footage): 6.62 (net), 7.32 (gross) Current Zoning: Residential -One (R-1) Proposed Zoning: MU -C TOD Current Use: Single family home, agricultural use Proposed Use: Multi -family / Single-family attached Development 1 certify that the information and exhibits herewith submitted are true and correct to the best ofmy knowledge and that in filing this application, 1 am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power f -attorney from the owner which approved of thi Notarized Signature of Applicant TAMMY CHRISTINE HARWOODNOTARY PUBLIC State of Colorado STATE OF COLORADO County of" } ss NOTARY ID 20144040186 W COWISSION EXPIRES OCTOBER 15, 2018 The foregoing instrument (Land Use Processing Application was acknowledggd by me this 10 dayof M&Y , 20 11, by—/0,01,44a 0 Notary PuMc l My commission expires LOJr 5 /20 l To be filled out by staff: Date received 3 - ib I�, Comp Plan Design. Related Case No. Fee $ Receipt No. Case No. W z -)(, 03 Zoning hc.s. (- &—vc_ Quarter Section Map 6 C t I Pre -App Mtg. Date i - -) -:,q &) (o Case Manager