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Home My WebLink AboutWZ-16-05l ....� ry} ` V 11 l � � � t� .V _� �-.4./1 t(,1 tl�L �� • �/\J �'" V' I C .RUE HEm1L CJ art aYC ATP iHFT THESURVaY" C i 'S:i. F C tlft CJTLdI (.Y-CY+.4'NTPI+W WAB w [0r +:G Lr]T Irb CT�u cnJN.�UN l;rvp 10 THE T u. Oa.tl rNFOMpT IAND bE_E.,.h R C AD INC a] A<t ,tFFUG.3CE COtf,NMG$TFTUTEe, T cYi Epi 'A h4 FMM EpiHe..CCGMPANYIMd • �GCUF Lia-: RE%hE,SEMTa L-:+A'✓cY. .•. -r." ( - ' ��.Ic!-"-.kJSJIRGCTAT (WENT ..7I E'C;r TEDA 1121 HEREOF,. tsNEH Y LEGnLLY r1FSCtir3EO HEREON WILL BE - JTACCORiJtNGE VOTH TnE USES, 'LII! I JT1Ti EG IN TidSPLhN,A.NG AS GIAY FURTHER RECOGN12F THAT THE J JFVcLCktY7EM; AND rPAOVAL Or I I JQ, S NOT CREATE A VEST ED PROPER TY i 'r.;r L1MLY ARISE ANOACCRUE FriRSUAN7. U.;2I OF THEwillRU)GE CODEOF LAWS. JU rlotibyes, LLC- i S$' BEFORE ME THIS ...�a.C_ u•t71cBY_I -I _ _. 4hthuSSION EXPIRES rJTrb'c'pil,l(ic L1AOc00LMiW KAN IS CONCEPTUAL IN NATURe. ED ON f LNl'L-L£41EliT SI;C AS S;TE GAYOUTtNVD: LIC:'� 5 EJ�cTP�Sc r.,Ir,G Ih. 'ELOENT F1FM1 Nf6 5 6C J c li L�>yl f,N, rk ✓FG eY THE CITY OF NAiF.AT t 1,,,,GF,:iv:i ,O .nc:aur'xa17T,�fJr �t::urlTii6�PJAY OR L r -a. t '1JCAT erv.trrl;,,NY SUeSECOENT SITE JL L t r �r t U I4 TY OF .Ic I c,i..31. ISS I'-CkEui t;n, rv,T+,1115 PLAN YJA34'JI.ED IN THE OFFICEOF 4.'C Z:0"Iv C.;UUI:Ir t -.,i.0 TiC ViW-R OF,;EFFFRSON COUNTY AT r..4 _. �. CJL.. v,�,..nY; :, ,,;. •._ 4'JLOCK _ "'-')„- } J '•:r:i,iJ:'t�_.....; 2918 A0., Id . 'tECE;'UNNo c2u 117 J6 T � �Ga. , r'r'h11MN� '1kFJWrU �'3c S: - :j&'T Efw RESIDFhTIAL DEVELOPMENT: I.$ -"ko" )".FOR A"a" DUAUTY. I +Wr.iTY (Jt:S13T.14G OF SMALL cU•GLE FkraLY HOUSES NHU'�LEAIT EX16TMIG ��"• .. ,�JYpJ]aP"cc JScS -_-.. `1LL '.yu�,.:aEf«tm8.V0'Jt�LLTNG3- >,�ACE G cs, - N.fIvl.i I _;C UT IY UnL',_ST:IRM DRAINAGE;. L. 1 -F thEU IACIEUGTIXVOE SHED AND COVERED PARKING, a;'R .LnE;laccNO(ALLOWED- J�a� EATON STREET COTTAGES PLANNED RESIDENTIAL DEVELOPMENT An Outline Development Plan in the City of Wheat Ridge Colorado Part of the SE 1/4 SECTION 25, TOWNSHIP 3S, RANGE 69W,, OF THE 6TH P.M. CITY OF WHEAT RiDGE, CONY OF JEFFERSON, STATE OF COLORADO VICINITY MAP -NOT TO SCALE 9&RACT'ER OF NEIGRBORHOOD THE EATON STREE r COMGES COMPLIES DIRECTLY WITH THE WHEAT RJDGE CUMPREHENSRIF. PLAN RY PRESERVING AND ENIIANCING THE NEIGHBORHOOD, PROVIDING HOUSDR: DIVERSITY, AND ENHANI3NG COMMUNITY CIIARAC'TER. PURTIIERMORETHII PROPOSED DEVELI)PMENT IS IN COMPLIANCE WITH THE ARCHITECTURAL DESIGN AND SITE MANUAL. THE PROJECT' 1S PEDESTRIAN ORIENTFA, ISCREATIVE AND UNN).UE, CL6r1RLY DFAH}ES PEDESTRUW AND PARKING AREAS,ANll WILL 8E VISUALLY ATTRACITYEUSING WELL, THOUr,HTOUT LIINDSCAPING,HACADES, SfREETPR:ltCE, ANO ATH OPRIATHLYSCALSO HOUSES. AAp1ITEC'rURE WILL EE TICAIIPI'IDNALANDtl7LL FHATTIRE COVERED FRrINT AND REAR PORLi1FS, TAY SIDING, AND OB7AIL}NG NOTTYP}CALLY PONNDON PROpUGITON HOMES. TNBRB WILL Bl? SSS PARKING SPACES PER HOME ON-SITE, WITH ADDI'PIUNAL 6TRHET PARIONG. 'THE SITE LVILL 6E THOUGHTFUI.1y LANOSI;APED 'TU DEFINE PllBL1C, SEMI-PRNATE. AND PANATEOUTOpOR RRliA.£ T'NIS PRWECT Ilii REMITS A2OKLr CHANGE FRO}1R-IGAND H•3 TO PRD; - PLANNING COMMISSION CERTIFICATION' RECOMM£r90F_O i0RAVPAIZAL THI6, DAYOF y��y .2016 BVTIJE4VHEAT RICGE PLANNING COMIMISSION. r CMN F'ERSO CITY CERX}F 7}tl ' ApPA0YE0 THIS 1+2. AYOF,�016 BY THE. WHEAT RIDGE CITY COUNCIL, ATTEST: E' rpt Cl C K JCOdMUN .13E TOq n tr�AeLe tTOTAL LOT SIZE 6pk�ENET'ION 31,172 SF MIN.OP)=�NSVA qNp VARDB' 1U,908F(35%j' MAX, UNCOVERED PARgNG, DRIVES AND. HARDSCAPE PI- DVYELUKG UNH'S: 8.850 SF (22%} 0 NOMES LWG UNITSJACRE t2.6 PO4OPMENT STANDARDS' 1. EXISTINGZONMTG: RESIDENTIAL -ONE C AND RESIDENTIAL• THREE 2 PROPOSED ZON}NI3 PLANNED RESIDENTIAL DEVELOPMENT 3. MIN LOTSIZE: 1.65D 5F 4. .SETBACKS' A Duikrings from gide and rear properly Eng t6' MIN e. Perking lm From property kne SMIN' C. Storage shed from propgry line GMIN 0. Seperatimbelweenoulldngs when rot aGached IVMw E. No= than 22% of totem street ft.t.90 V41 he" buildngs set back horn Eaton SI, at a MIN of IV Remainder of buldings fronting Eaton St, wN hem satlacrre of no fess than 27 MIN. U. BUILDING FIGHTS;26'MAX Haight of buildlrigs shag be detem8ned by measuring the uerScal 41Starlca measured from the average elevation oT dTe SrAjh6d grape ofthe butding to dm mean he'IgM level beiwsen eaves and ridge for a gable. hip, gambrel, a other root 6. :PARKING REQUIREMENTS: MAN 1.6OFF-STREET SPACES PER DWELLING UNIT 7• DETACHED ACCESSORY STRUCTURES: 2PERMtTTEC. A STORAGE SHED MAX. SIZE 800 SF, MAX: HEIGHT 16'. 8 COVERED PARKING. MAX. SIZE 3000 SF. M. HEIGHT 2Z 8. ALL LANDSCAPING SHALL fIE R} CONFORMANCE WITH 5ECDON 26-502 OF THE LNHFJtT RIDGE CODE OF LAWS_ `✓. ALL EXTERIOR LIGHTING SI(AI.L 8E IN CONFQRAVWCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS. 10 ALL FENC4NG SHAUL HETI CONFDRMANOE WITH SECTION 26,603 OF THE WHEAT CODE OF LAWS, T7. ALL SIGNAGE SHALL 8E IN CONFORMANCE WITH ARTICLE VII OF THEVUHEAT RIDGE CODE OF LAWS: 7Z ARCHITECTURAL, SITE AND STREETSCAPE DESIGN SHALL Be IN CONFORMANCE WITH THE ARCHITfR:FUHAL AND SIT£ DESIGN MANUAL (ASOM}) AND STREE76CAPE DESIGN MANUAL: ONASING- WCTISANTICiPATEDTONAVEONLYONEPHAM HDWEVER, FUTURE IF REQUIRED, WILL NOTREQUIRE AMIENOMENT TO THIS PLAN_ EffySTORY TABLE, t32 -O6 -Oe VY�•'16•G5 , LEGAL RESCRI PTIUN Loge}DeSCY000-Prowded: (BY TrIT,ECOZAMITNIENT) Por(>r11:. I& North 10 fNNt of Lot 2¢ and AlrufLots27 m 30, iacl�dt+; and All ojLot 3151oxpt dtN North 22jg(el; 87xkS,. - . LakerirleNembdlvision olH7orAsnrre Lomwvdnd N}4 - Of 81xk 8,.in Uig orig7nal pk,(dgq of GaltaidA Cooe6'ofla�,rrran, Stole ofColorodil G1 LCBLATEDAR&I-14.9H5.75Q. FT TD -34 ACRF_S r) (A.KAM,15 E17T)NSPEET) PArt'ellk. T7w Ndrdi 22 feet of Lo( 31 and: All nf1mg32 to 3S, 1nck,siw,. ftek 5; Laken'de&V44lRliNOA of 8lad-oap tosereo and K;' &.,* 8, is d,a arlv"+rroPk"'M 0flnkerlde CPn,uY ollell'rsira, CALUCLATFDANEA=T6,1865SQ F L (9.37 ACRE5) (AXR. 2928 EATON S!'NEli f) PROJECLNFFORMIA OWNER I DEVELOPER i BUILDER SQUAREROOT COTTAGES, LLC PO BOX 12370 DENVER, CO &0212 303.250.5611 ARCHrrECT ROSS CHAPIN ARCHITECTS PO BOX 230 LANGLEY. WA 98260 36D-221.2373 SH ET NFD 'a1• PD TIT RAGE - aa- ODP SKETCH PLAN 3-N EIGHBORHOOD OVERVI E W RL. PERSPECTIVE VIEVAS _ Snil:_ar�r{dial V 01 Of 4 "ion -*- ?-0 (Vkt \ 4 ce� EATON STREET COTTAGES PLANNED RESIDENTIAL DEVELOPMENT An, Outline Development Plan in the City of Wheat Ridge Colorado Part of the SE 1/4 SECTION 25, TOWNSHIP 3S, RANGE 69W., OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO Parking lot setWelt min. 6' from property fine. ........ 1. M.4100M. — . .... I ..... bench, and subdivision'sign. Sign no more than 15 square feet total. ............ ......... ................ .. is between Property boundary Exterior fencing .......... — — — — — — — — — — — — 10' Setback Oy boundary br fencing ............. ....... .................. ...... Adjacent property lines ..................... a 61 1.!V 2V W 4 CO V J tM V-1 to Vq Z C4 00 OAW N 0 X 0 Ci [Acro IL 02 of 4 Common area / lan'dacape strip C-1 Sidewalk .............. ed Storage Shed it -2 ....... ....... Detached storage shed R-2 ........... Residence R-3 Limited use area (private yard) Parking ate Yard Carport Drainage rain garden is between Property boundary Exterior fencing .......... — — — — — — — — — — — — 10' Setback Oy boundary br fencing ............. ....... .................. ...... Adjacent property lines ..................... a 61 1.!V 2V W 4 CO V J tM V-1 to Vq Z C4 00 OAW N 0 X 0 Ci [Acro IL 02 of 4 .irT • .a� '.rvt x_��wxa.N rq. - ^�... � 7 � � >y,•. �� i .,.,�,,,� - , p.s ' ... ;'^ .�;. .,::. _ sky "' , .:; ,. � ._. �.+, 'a _�.�. �a'.x tE o •�s,. s .. _ . �� y� _ .. OF `ty Pnimercia pp F � 40 yha ✓ Ykr•7 .. }.f, d1. C{/ _:, 'N i�.'1 ti �"ri 'tys .tF.raT. _ '.✓+e .':.ea` a ^ �r . hl yA',� ,y(pJyk .A � `.a• .X71'-s.: r... - . ;a-` `ya-r,y, :<. .,-C':.. ail>• :- _ zj �.. .... 4 :..:, ., �.r , ' �„ � ,.ic. ..; . ' .,: ��„ .,.^7'.. ski "*. `3 .,'Fr ;�✓' r-., guy . ,�i¢�. "°�q4�,,.h � .p:,. �At,,: Y �'e, 'k• - `?F:x i s. ,mac+::>`°t.. s' E`."'� ice.. k, ,r" t:. - � ¢�.. '�.,., . B '`4. ', �Sk �} yyy ? .� �G 1 E f � � pl ou,nAN �J NO 4•.. 'a4E '9 4'� 01 h L h9uCi ��►iV z 3 `'�,M1 '"`` _ - 4 ��bF � r ,..+_wr_'M •ta,€,,,'. ''it,. / iia t .:>,. 64, � r r z. �� . aY � o r! • .._,rrT „ C ia� d 1 .t` .f a r }% Ow X 4k t• f •.fi did x ,,.$am Rki$3 ` �Y is r ;+. j at�Y x i I:i i } t M pq aY;„ ° a,. i 1 iizr tx tri- f t , y . "s°'�+�-.•fix.»�a� __ _ Frcrn Side, . Oen SIde " Rear Side I- City of 1 4.$' WheatI�idge OMMUNITY 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 September 21, 2016 Andrew Gibson Square root Construction PO Box 12370 Denver, CO 80212 Dear Mr. Gibson: At its meeting of July 21, 2016 Planning Commission recommended APPROVAL of Case No. WZ-16- 05, a request for approval of a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to planned Residential Development (PRD) with an ODP for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline development Plan have been met. At its meeting of September 12, 2016 City Council APPROVED Case No. WZ-16-05, a request for approval of a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to planned Residential Development (PRD) with an ODP for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. 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, Tammy Odean Administrative Assistant Enclosure: Minutes from Planning Commission Draft of Minutes from City Council cc: WZ-16-05 (case file) WZ 1605.doc www.d.wheatridge.co.us No one wished to speak at this time. 7. PUBLIC HEARING FA. Case No. WZ-16-05: an application filed by Squareroot Construction for approval �./ of a zone change from Residential -One C (R-1 C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an ODP for the property located at 2826 Eaton Street. Ms. Ritchie gave a short presentation regarding the zone change process and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Ms. Ritchie explained the City of Wheat Ridge Comprehensive Plan designates this property as a neighborhood and currently has split zoning between R-1 C to the North and R-3 to the South. The property consists of two homes and a large detached garage. There was a neighborhood meeting held on November 4, 2015 in which 12 neighbors attended and there was an in depth discussion about the project; the project has changed slightly, but not to a great degree. There will be a major subdivision plat which will remove the existing lot lines and reconfigure the property to realign the property to fit the proposal. The uses in the Eaton Street Cottages PRD zone district would allow single family dwellings, both attached and detached, common parking areas, storage, community gardens and active and passive recreation. The Architecture will be traditional with covered front and rear porches and the maximum building height will be 28 feet which is lower than the City standard of 35 feet. The site design will include 9 dwelling units with small private yards around common courtyard with a parking area at the north end of the site. Public improvements will include a 5 -foot attached sidewalk with bulb -outs to define parking spaces. There were no concerns or comments from outside agencies and staff recommends approval of the zone change. Andrew Gibson, Squareroot Inc. 4250 Urban Street, Denver 80211 Mr. Gibson stated that he and his partners will be the developers and builders of this property; they live in the area where they work. He explained a pocket neighborhood is what they would like to develop and said it is built to encourage community. Houses are built on a much smaller scale, approximately 800-1,300 sq. ft. Walkability in the neighborhood is also important to this concept. The site will include five single family dwellings and two duplexes with covered and uncovered parking to the north with 1.5 spaces per unit. Commissioner BODEN asked about the evaluation process to reduce parking issues. Planning Commission Minutes -2— July 2_July 21, 2016 Ms. Ritchie explained there was a trip generation study done by the applicant and reviewed by Public Works and these homes are smaller units reducing the amount of cars. There will also be on street parking available on Eaton Street. Commissioner BUCKNAM asked about the 10 -foot setback for 20% of the frontage and a 20 -foot setback for the remainder and wondered where the 10 -foot setbacks will occur. Mr. Gibson stated the 10 -foot setbacks will be the portions of lot 1, 3 and 5. Portions of those houses are less than 20 -feet from the setback. Commissioner BUCKNAM wanted to know the theory around the parking pockets. Mr. Gibson explained the pockets help with neighborhood traffic calming and they also define the neighborhood. Commissioner KIMSEY asked about the location of the community gardens and the fence line on Eaton Street. Mr. Gibson stated the landscaping plan has not been detailed yet, but the gardens will either be in the southwest corner of the property, north between the houses and parking area or part of the shared common area. The fence on Eaton Street will be on the property line and will be a 4 -foot picket fence. Chair WEAVER wanted to know why the parking on the north side as opposed to the south side. Mr. Gibson explained there is a possibility of putting solar panels on top of the car ports and this would work better on the north end of the property. Janet Ryan 2825 Depew Street Ms. Ryan stated she is concerned about the back side of the project, the impacts on her fence during construction and if the powerlines that are currently above ground will be moved underground and if this will affect her. She also likes the parking on the north side of property. Steve Pflug 2845 Eaton Street Mr. Pflug is concerned with the street bulb out and wonders if it is going to take away from on street parking. Maryann McNamee Planning Commission Minutes -3— July 3— July 21, 2016 2809 Eaton Street Ms. McNamee commented that there are garages on the back sides of the homes on west side of Eaton Street. Joe Woods 2875 Depew Street Mr. Woods stated he really likes the idea of this neighborhood and wondered what the height limit will be. Mr. Gibson explained that it is Squareroot's intent is to be good neighbors and will give adjacent homeowners the phone number to the property manager if there are any comments or concerns. He explained there should be nothing done to Ms. Ryan's fence during constructions. He also explained that all the power to the property will be underground; this will come from the upper powerlines, but should not affect adjacent property owners. Mark Davis, Squareroot 8319 Cole Street Mr. Davis explained that Xcel will work with Synergetic Design to determine how the power lines will go underground; it is usually done through a pedestal. If they think adjacent neighbors' powerlines should go underground as well then Synergetic Design will contact the property owner. Mr. Gibson then explained the bulb outs on the street and said yes there will be a few on street parking spaces lost. Ms. Ritchie added that the City is not to the point yet of looking at street design, but all the pros and cons of bulb outs will be taken into consideration. Commissioner BUCKNAM sees one curb cut for the parking lot and wondered how many curb cuts exist now. Mr. Gibson said there is one large curb cut currently. Commissioner BUCKNAM asked if there is additional parking other than the carports on the north end of the property. Ms. Ritchie state there are 8-9 spaces covered in the carport and an additional 5 parallel spaces in the parking area. Mr. Gibson stated the maximum height limit of the homes will be 28 -feet. The tallest house will be about 25 -feet tall and the ranch units will be no taller than 15 - feet in height. The homes are modeled after 1 '/2 story Victorians. Planning Commission Minutes -4— July 4_July 21, 2016 Chair WEAVER asked how neighbors can stay informed about the development. Ms. Richie stated letters will be sent out when cases related to the property go to City Council and other Planning Commission meetings. Also, they can call staff in Community Development at any time. The Commissioners all agreed that they like the ODP and think it is a great plan, reminding some of the 30's and 40's era and the way Denver use to be. It was moved by Commissioner BUCKNAM and seconded by Commissioner KIMSEY to recommend APPROVAL of case No. WZ-16-05, a request for approval of a zone change from Residential One -C (R -1C) and Residential Three (R-3) to Planned Residential Development (PCD) with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. �rMotion carried 5-0. 8. STUDY SESSION A. Residential Development Standards Mr. Wallace gave a brief introduction about redevelopment and infill projects in the city and how they relate to the neighboring communities. The City has received numerous calls regarding setbacks and height requirements with regards to new development. In 1969 when the City of Wheat Ridge was incorporated the 35 -foot height maximum requirement, in residential zone districts, was adopted. This maximum height allowance remains unaltered to this day. Due to the calls received regarding development standards and the new development, the Community Development Department found it appropriate to research neighboring jurisdiction's development standards to utilize as a starting point in assessing our own development standards. Mr. Wallace stated that the City's setback requirements are generally in line with the neighboring communities with the exception for the rear yard setback in the R -1C zone district; it is 5 -feet compared to 8 to 15 feet in other cities. Mr. Wallace then explained that height requirements are a little more complex. The City is in line with most of our neighboring communities which have 30-35 height requirements, but out of line compared to other communities because there are no additional height standards to limit the massing of structures. Planning Commission Minutes -5— July 5— July 21, 2016 allocation to CHFA for the purpose of providing Mortgage Credit Certificates; seconded by Councilmember Duran; carried 7-0 . F3- Council Bill No. 15-2016 —An Ordinance approving a Zone Change from Residential -One C (R- 1 C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street (Case No. WZ-16-05/Eaton Street Cottages) The application for a zone change with an Outline Development Plan is the first step in redevelopment of the site. Following review of a Specific Development Plan by the Planning Commission construction of nine residential units is planned. Councilmember Monica Duran introduced Council Bill No. 15-2016. Clerk Shaver assigned Ordinance number 1606. Mayor Jay opened the public hearing and swore in the speakers. Staff presentation Lisa Ritchie gave the staff presentation. She entered into the record the case file, the zoning ordinance, the comprehensive plan and contents of the digital presentation. She testified that all notification, publication and posting requirements have been met. • The request is for the rezoning of 10 narrow lots to allow for the construction of nine cottages. Existing houses would be demolished. • Various pictures of the property were displayed. • The neighborhood meeting was held. • Planning Commission recommends approval of the Outline Development Plan. • A Specific Development Plan will have final approval from Planning Commission. • A subdivision plat would be reviewed by Planning Commission and approved by City Council. • She showed drawings from the ODP showing the character and scale of the project: nine homes arranged around a common courtyard; parking on the north. • Proposed are attached and detached single family homes, home occupations, pets, and common areas. • Some architectural standards: traditional, covered front & rear porches, lap siding • The maximum building height proposed is 28 feet (less than the 35 feet allowed). • Max building coverage will be 43% (slightly higher than allowed in existing zoning) • Front setbacks to be 10 feet on no more than 22% of the frontage, and 20 feet for the remainder. Portions of the home will extend further into the front setback. Distance between the property line and the current street is roughly 15 feet. • Side and rear setbacks to be 10 feet (existing zoning allows 5 feet) • Private and public areas, common parking area. No garages proposed. • Pedestrian access from the parking area and from a point on the southern end • Public improvements include 6 foot attached sidewalks with bulb -outs to define parking areas • Landscaping plan will come with the final SDP. Effort will be made to keep the large pine tree. • There will be a common garden space • Homes fronting Eaton Street will orient to the street and the internal common area • Home will have an open and a closed side to provide both privacy and interaction. • Ms. Ritchie read form the code of ethics and evaluation of codes for a PRD. • All agencies can serve the development. Applicant Andrew Gibson of Squareroot Construction introduced partners Mark O'Brian and Mark Davis. They are the owners, developers and builders; they are a local company based in north Denver; they live where they work. • He explained why they think this is a good alternative for infill development. • New construction in the neighborhood is out of scale, has architecture inconsistent with the neighborhood, and is expensive. • A pocket neighborhood builds community. • The houses are small, 800 — 1300 sf. • There will be layered spaces. Land close to houses is more private. Further out is a courtyard area for common use. Each cottage will have a small back yard (some privacy). • The development is close to 29th & Eaton and is a good place for walkability. Council questions Councilmember Mathews inquired of Mr. Gibson: • Parking spaces? 1.5 spaces per unit; 14 spaces • Ownership vs rental? Hasn't been decided yet. • Fencing? There will be 6 ft privacy fences on the three exterior sides of the property and short 3 ft fences for the yards. Mr. Mathews expressed concern there is inadequate parking and no parking for visitors. Councilmember Duran asked about the solar panels for the carport. Mr. Gibson said they are still researching it. He also confirmed that the car ports are 22 ft tall and the community storage shed will be 16 ft tall. Councilmember Wooden inquired about the selling price. Mr. Gibson said it would be market price — hopefully less than $400K, but they're not sure Councilmember Mathews asked if there will be any basements. Mr. Gibson testified that the area is very flat so they will likely have to raise the houses for drainage. They aren't sure yet, but it will probably have crawl spaces. There was no public comment. Mayor Jay closed the public hearing Motion by Councilmember Duran to approve Council Bill No. 15-2016, an ordinance approving a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street on second reading and that it take effect 15 days after final publication, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. A seconded by Councilmember Hoppe; carried 6-1 with Councilmember Mathews voting no. !—_ 4. Council Bill No. 18-2016 —An Ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of Self Storage Facilities (Case No. ZOA-16-02) The proposed ordinance amends regulations related to self -storage developments. It will remove this land use from the list of uses allowed in the C-2 zone and add distance and separation requirements for new self -storage facilities. Councilmember Monica Duran introduced Council Bill 18-2016. 9 A f ` City of hse~ eat �idge 1 `� rr- i�^ ITEM NO: �- �W rum A'TLS DATE: September 12, 2016 �QUEST F R O CITY COUNCIL ACTION J TITLE: COUNCIL BILL NO. 15-2016 - AN ORDINANCE APPROVING A ZONE CHANGE FROM RESIDENTIAL - ONE C AND RESIDENTIAL -THREE TO PLANNED RESIDENTIAL DEVELOPMENT WITH AN OUTLINE DEVELOPMENT PLAN FOR PROPERTY LOCATED AT 2826 EATON STREET (CASE NO. WZ-16-05) ® PUBLIC HEARING ❑ ORDINANCES FOR 1 ST READING (08/08/16) ❑ BIDS/MOTIONS ® ORDINANCES FOR 2ND READING (09/12/16) ❑ RESOLUTIONS QUASI-JUDICIAL: ® YES ❑ NO Community D velop lent Dir or City Manager ISSUE: This application is for approval of a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street. Planned development zoning is the first step of the process for approval for redevelopment of this site. If approved, the applicants would also need to apply for a Specific Development Plan, which would be reviewed by the Planning Commission. The purpose of the request is to allow the construction of nine dwelling units. PRIOR ACTION: The Planning Commission heard this request at a public hearing on July 21, 2016. The Planning Commission recommended approval of the zone change to PRD with an ODP. The staff report, minutes of the meeting and final recommendation by the Planning Commission are provided as attachments. Council Action Form — Zone Change for 2826 Eaton Street September 12, 2016 Page 2 FINANCIAL IMPACT: Fees in the amount of $1,115 were collected for the processing of Case No. WZ-16-05. BACKGROUND: Subject Property The property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 20 Avenue on east side of Eaton Street. The site consists of ten 25 -foot wide lots across two parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot is vacant. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. Surrounding Land Uses The site is surrounded predominantly by residential uses, with a mix of residential zone districts; R- TC, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property along 29th Avenue with neighborhood -serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominant in the entire area, with some multi -family housing units present, generally located along 28th Avenue, south of the subject site. Current and Proposed Zoning The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R -1C district allows for medium -density, small lot, single-family residential, while R-3 allows for medium density multi -family residential neighborhoods. The applicants, Squareroot Cottages, LLC, have proposed a PRD for a "pocket neighborhood" concept, which would accommodate five single-family dwelling units and two, two-family units on the site for a total of nine units. The one-story and one and a half -story homes would be oriented around a common courtyard in the center of the site. The site is designed to accommodate both common open area and small private yards that will be separated by fences. The common area will include both a covered parking area and an uncovered parking area and drive aisle, a common storage shed, and a common courtyard area. The homes are not proposed to include garages, and all on-site parking is proposed to be on the northern end of the site. Allowable Uses The proposed uses are limited to single- and two-family dwellings, home occupations, household pets and common area uses including parking, courtyard open space, storage, community garden, and active and passive recreation. Lot Size, Setbacks, Lot Coverage and Height Lot sizes proposed are a minimum of 1,850 square feet. Specific lot sizes are not included on the ODP document. Small lots are proposed for the home sites, with a large common area for shared use by the residents. Building footprints are shown, along with minimum setbacks. The proposed front setback (Eaton Street) has two standards. Up to 22% of the frontage has a 10 -foot minimum setback, and the remainder has a 20 -foot setback. It should be noted that there is roughly 15 feet between the Council Action Form — Zone Change for 2826 Eaton Street September 12, 2016 Page 3 existing edge of street pavement and the front property line. Side (north and south) and rear (east) setbacks for the homes are proposed to be 10 feet, and 6 feet for the accessory structures. The maximum building coverage is proposed to be 43%, which is slightly greater than the current zone district requirement, which is 40% for both R -1C and R-3. The maximum height for homes is proposed to be 28 feet, which is less than the current zone district allowance of 35 feet. The proposed height for the carport is a maximum of 22 feet, and 16 feet for the storage shed. Access and Parking The ODP proposes a common parking area on the northern end of the site that will include both covered and uncovered parking. The applicant intends for the HOA to manage and maintain the parking, with some dedicated spots for each unit, and some that are non -dedicated for use by visitors and guests. The applicants are proposing a smaller parking ratio than what is typically required in the code. The smaller unit sizes, availability of on -street parking along Eaton Street, and relative walkability of the area are the primary reasons for this request. Approximately seven to nine on -street parking spaces could be available, depending on final streetscape design. Homesite Configuration The ODP proposes to orient the homes around a common courtyard that may contain shared amenities, such as an outdoor fireplace and community gardens. This area will be owned and maintained by the HOA. Each home will be located on its own lot, and will likely be fenced in to separate the private yards from the common areas. The homes that front Eaton Street will be designed to not appear closed off to the street; rather they will have porches and architectural features that are oriented toward both the street and the interior courtyard. Drainage and Public Improvements The ODP proposes multiple drainage areas on the site, comprised of smaller areas between the carport and the homes, and a larger area on the southwestern corner of the site. The proposed streetscape will comply with the Streetscape Design Manual, and will include a new, attached sidewalk. To further define the parking areas, the applicant proposes bulb -outs at the parking area entry and near an existing large evergreen on the site. Proposed Density and Relationship to Surrounding Area The proposed density for the project is 12.6 dwelling units (du's) per acre. The existing neighborhood currently contains a mix of residential densities. The property immediately to the south contains a two-story multi -family building with 10 units and a density of 22.3 du's per acre. There are nine single-family homes along the west side of Eaton Street between 28th and 29th Avenues with an average density of 6.5 du's per acre. If the ODP were to be approved, the average du's per acre for the east side of Eaton Street between 28th and 29th Avenues would be 13.5. Beyond this block, mixed densities continue, with additional two-story multi -family buildings and single-family development. The project proposes a scale and mass for the homes that is consistent with the smaller existing homes along Eaton Street. Staff believes that the proposed density is consistent with the area. In Council Action Form — Zone Change for 2826 Eaton Street September 12, 2016 Page 4 addition, the proposed homes are roughly 800 -square -feet and 1,300 -square -feet, which is consistent with the smaller existing homes in the area and will not have the same impact on the neighborhood as larger homes. Architecture The applicant has provided renderings in the ODP of the proposed cottage -style architecture with homes that are one and one -and -one-half story in height. Details include covered front and rear porches, and materials will primarily include painted lap siding. Additional architecture will be required and reviewed at the time of the SDP. Referral 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 any future site redevelopment. ZONE CHANGE CRITERIA: Staff and Planning Commission reviewed the application and found it consistent with the criteria for a zone change in Section 26-112 E. A detailed analysis is found in the Planning Commission staff report as an attachment. Staff and Planning Commission recommend approval of the zone change to Planned Residential Development and the Outline Development Plan RECOMMENDED MOTION: "I move to approve Council Bill No. 15-2016, an ordinance approving a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street on second reading and that it take effect 15 days after final publication, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met." Or, "I move to deny Council Bill No. 15-2016, an ordinance approving a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for the following reasons: 1. 2. 3. Council Action Form — Zone Change for 2826 Eaton Street September 12, 2016 Page 5 and direct the City Attorney to prepare a Resolution of Denial, to be scheduled for Council consideration at the next available regular business meeting." REPORT PREPARED/REVIEWED BY: Lisa Ritchie, Planner II Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 15-2016 2. Planning Commission staff report for July 21, 2016 3. Planning Commission minutes 4. ODP document CITY OF WHEAT RIDGE INTRODUCED BY COUNCIL MEMBER DURAN COUNCIL BILL NO. 15 ORDINANCE NO. Series of 2016 TITLE: AN ORDINANCE APPROVING A ZONE CHANGE FROM RESIDENTIAL -ONE C (R -1C) AND RESIDENTIAL -THREE (R-3) TO PLANNED RESIDENTIAL DEVELOPMENT (PRD) WITH AN OUTLINE DEVELOPMENT PLAN FOR PROPERTY LOCATED AT 2826 EATON STREET (CASE NO. WZ-16-05/EATON STREET COTTAGES) 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, Squareroot Cottages, LLC has submitted a land use application for approval of a zone change to a Planned Residential Development zone district with an Outline Development Plan for property located at 2826 Eaton Street; and, WHEREAS, the proposal meets the zone change criteria; and, WHEREAS, the proposed zone change is supported by the City's Comprehensive Plan—Envision Wheat Ridge and the zone change criteria specified in Section 26-112. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Upon application by Squareroot Cottages, LLC for approval of a zone change from Residential -One C (R-1 C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street, 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: Parcel I: The North 10 feet of Lot 26 and All of Lots 27 to 30, inclusive, and All of Lot 31 Except the North 22 feet, Block 5, Lakeside Resubdivision of Blocks one to seven and N'/2 Of Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado Attachment 1 Parcel II: The North 22 feet of Lot 31 and All of Lots 32 to 35, inclusive, Block 5, Lakeside Resubdivision of Blocks one to seven and N'/2 Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado 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 objective 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 8 to 0 on this 8th day of August, 2016, ordered it published with Public Hearing and consideration on final passage set for Monday, September 12, 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 1 st publication: August 11, 2016 2nd publication: Wheat Ridge Transcript: Effective Date: City of WheatP COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lisa Ritchie DATE OF MEETING: July 21, 2016 CASE NO. & NAME: WZ-16-05 / Eaton Street Cottages ACTION REQUESTED: Approval of a zone change from Residential -One C and Residential -Three to Planned Residential Development with an Outline Development Plan to allow the construction of 9 single- and two-family homes. LOCATION OF REQUEST: 2826 Eaton Street PROPERTY OWNER: Squareroot Inc. APPROXIMATE AREA: 31,172 square feet (0.72 acres) PRESENT ZONING: Residential -One C and Residential -Three COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION VICINITY MAP All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. Attachment 2 I. REQUEST Case No. WZ-16-05 is an application for approval of a zone change from Residential -One C (R- CC) and Residential -Three (R-3) to Planned Residential Development (PRD) and an Outline Development Plan (ODP) for property located at 2826 Eaton Street. The purpose of the request is to permit development of a 9 single and two-family cottage styles homes around a common courtyard. The City's planned development approval is a two-step process. The first step is for the zone change to PRD and an approval of an ODP. The ODP document will set allowed uses and development standards for the property. The ODP also contains a general concept plan which labels areas of landscaping, parking, building footprints and access points. Should the zone change and ODP be approved, the second step is approval of a Specific Development Plan (SDP) which focuses on the details of the development such as final drainage, street improvements, architecture and final lot layouts. A subdivision plat will be required as well. The applicant is requesting a two-step approval, which is permitted in the code pursuant to Sec. 26-302. The first process for the ODP approval requires a public hearing in front of both Planning Commission and the City Council. If the zone change and ODP are approved, a future second application for an SDP is reviewed and approved by Planning Commission only, with no hearings before City Council. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY The property is located in southeast Wheat Ridge. It is located mid -block between 28`h Avenue and 291h Avenue on Eaton Street. The site consists of ten (10) 25 feet wide lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot is vacant. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R -1C district allows for medium -density single-family residential, while R-3 allows for medium density multi -family residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R -1C, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property along 29th Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along 281h Avenue, south of the subject site. (Exhibit 2, Zoning Map, Exhibit 3, Aerial Photo, Exhibit 4, Site Photos) III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan which contains four sheets. The ODP is a zoning document that will establish allowed uses and development standards for the property. The ODP also contains a general concept plan which includes a conceptual site layout, proposed lots, building footprints and general architectural themes. (Exhibit 5, Reduced copy of ODP document) Planning Commission 2 WZ-16-05 — Eaton Street Cottages The applicants, Squareroot Construction, have proposed a `pocket neighborhood' concept, which would accommodate five (5) single-family dwelling units and two (2) two-family units on the site for a total of nine (9) units. The 1 story and 1 '/2 story homes would be oriented around a common courtyard in the center of the site. The site is designed to accommodate both common open area and small private yards that will be separated by fences. The common area will include both a covered parking area and an uncovered parking area and drive aisle, a common storage shed, and a common courtyard area. The homes are not proposed to include garages, and all on-site parking is proposed to be on the northern end of the site. Allowable Uses The property is currently zoned R-1 C and R-3. The portion zoned R-1 C allows for the City's smallest lot single-family dwellings, foster care homes, governmental buildings and group homes. R-3 allows single-, two-, and multi -family dwellings. The proposed uses are limited to single- and two-family dwellings, home occupations, household pets, and common area uses include parking, courtyard open space, storage, community garden, and active and passive recreation. Lot Size, Setbacks, Lot Coverage and Height Lot sizes proposed are a minimum of 1,850 square feet. Specific lot sizes are not included on the ODP document. Small lots are proposed for the home sites, with a large common area for shared use by the residents. Building footprints are shown, along with minimum setbacks. The proposed front setback (Eaton Street) has two standards. Up to 22% of the frontage has a 10 foot minimum setback, and the remainder has a 20 foot setback. It should be noted that there is roughly 15 feet between the existing edge of street pavement and the front property line. Side (north and south) and rear (east) setbacks for the homes are proposed to be 10 feet, and 6 feet for the accessory structures. The maximum building coverage is proposed to be 43%, which is slightly greater than the current zone district requirement is 40% for both R -1C and R-3. The maximum height for homes is proposed to be 28 feet, which is less than the current zone district allowance of 35 feet. The proposed height for the carport is a maximum of 22 feet, and 16 feet for the storage shed. Access and Parking The ODP proposes a common parking area on the northern end of the site that will include both covered and uncovered parking. The applicant intends that the HOA will manage and maintain the parking, with some dedicated spots for each unit, and some that are non -dedicated for use by visitors and guests. The applicants are proposing a reduced parking ratio than what is typically required in the code. The smaller unit sizes, availability of on -street parking along Eaton Street, and relative walkability of the area are the primary reasons for this request. Approximately 7 to 9 on -street parking spaces could be available, depending on final streetscape design. Homesite Configuration The ODP proposes to orient the homes around a common courtyard that may contain shared amenities, such as an outdoor fireplace and community gardens. This area will be owned and maintained by the HOA. Each home will be located on its own lot, and will likely be fenced in Planning Commission WZ-16-05 — Eaton Street Cottages to separate the private yards from the common areas. The homes that front Eaton Street will be designed to not appear closed off to the street; rather they will have porches and architectural features that are oriented toward both the street and the interior courtyard. Drainage and Public Improvements The ODP proposes multiple drainage areas on the site, comprised of smaller areas between the carport and the homes, and a larger area on the southwestern corner of the site. The proposed streetscape will comply with the Streetscape Design Manual, and will include a new attached sidewalk. To further define the parking areas, the applicant proposes bulb -outs at the parking area entry and near an existing large evergreen on the site. Proposed Density and Relationship to Surrounding Area The proposed density for the project is 12.6 dwelling units (du's) per acre. The existing neighborhood currently contains a mix of residential densities. The property immediately to the south contains a two-story multi -family building with 10 units and a density of 22.3 du's per acre. There are nine single-family homes along the west side of Eaton Street between 28th and 29th Avenues with an average density of 6.5 du's per acre. If the ODP were to be approved, the average du's per acre for the east side of Eaton Street between 28th and 291h Avenues would be 13.5. Beyond this block, mixed densities continue, with additional two-story multi -family buildings and single-family development. The project proposes a scale and mass for the homes that is consistent with the smaller existing homes along Eaton Street. Staff believes that the proposed density is consistent with the area. In addition, the proposed homes are roughly 800 square feet and 1,300 square feet, which are consistent with the smaller existing homes in the area and will not have the same impact on the neighborhood as larger homes. Architecture The applicant has provided renderings in the ODP of the proposed cottage style architecture with homes that are 1 and 1 '/2 story in height. Details include covered front and rear porches, and materials will primarily include painted lap siding. Additional architecture will be required and reviewed at the time of the SDP. Comparison Table of Development Standards Standard R -IC R-3 Eaton Street Cottages Single-family Single, two, and Attached and detached single-family homes and multi -family homes dwellings, home occupations, Uses accessory uses, and accessory uses, household pets. Common area uses such as home such as home include parking, storage, community occupations occupations garden, active and passive recreation Per the ODP, "Architecture will be Architectural traditional and will feature covered Standards None None front and rear porches, lap siding, and detailing not typically found on production homes." Planning Commission 4 WZ-16-05 — Eaton Street Cottages Standard R -1C R-3 Eaton Street Cottages Max. Building 35 feet 35 feet 28 feet Height Max. Building 40% 40% 43% Coverage Setbacks, Homes Front 20 feet 25 feet 10 feet for no more than 22% of the frontage, 20 feet for the remainder Side 5 feet 5 feet 10 feet Rear 5 feet 10 feet 10 feet Setbacks, Acc. Front 20 feet 25 feet 10 feet Side 5 feet 5 feet 6 feet Rear 5 feet 5 feet or 10 feet 6 feet IV. ZONE CHANGE CRITERIA The zone change and ODP application require analysis relative to the zone change criteria outlined in Section 26-112 E. Staff provides the following analysis: 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. Portions of the property are currently vacant and the proposed plan is consistent with the neighborhood and will not result in a significant adverse effect on the surrounding area. The new homes should have a positive impact on the neighborhood both aesthetically and from a property value perspective. 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 a 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 developers' expense. Should the zone change be approved, a more detailed review will occur at the time of the Specific Development Plan. Staff concludes that this criterion has been met. 3. At least one 1 of the following conditions exists: Planning Commission 5 WZ-16-05 — Eaton Street Cottages 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. Excerpt from Envision Wheat Ridge Structure Plan Envision Wheat Ridge, the City's 2009 Comprehensive Plan, identifies this area as Neighborhood, which is a designation for areas to be the places for people to own homes and thrive and where residents of all ages can live safely and comfortably. The plan includes the following goals for the Neighborhood designation associated with this location: 1. Maintain and enhance the quality and character of Wheat Ridge's established neighborhoods. 2. Increase housing options. 3. Increase investment and stability in Neighborhood Revitalization Areas. The proposal provides homes with a compatible scale and style for new homes in an established neighborhood. Under the current code, the applicants could construct large homes up to thirty five feet tall in a style that is architecturally different than the existing context. Rather than taking this approach to maximize their investment in the property, they are proposing homes that are similar in scale and style to the surrounding area. This proposal will maintain the current architectural character while enhancing the neighborhood through the investment in the property. Planning Commission 6 WZ-16-05 — Eaton Street Cottages The proposal also provides an increase in housing options for the City. The applicants envision a pocket neighborhood with a design that encourages interaction between the residents. In addition, it is anticipated that potential owners will understand that parking provided is less than a typical single-family home. This type of development has been constructed in areas throughout the United States and has proven to be desired by some. Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning map of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current R-1 C and R-3 designations as they appear on the City's zoning map. 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. There is evidence of some residential redevelopment pressure in the surrounding area. Over the past few years, a number of land use applications and building permits have been sought by homeowners and developers to remodel, scrape and rebuild, or develop vacant land for residential use in the area. If this application is not approved, the applicants indicate that they would likely build fewer, but larger, single- and two-family homes under the current zoning. The proposal is for a unique development type that the current zone district regulations do not contemplate, but may be more appropriate and compatible with the area. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate a zone change support this request. V. NEIGHBORHOOD MEETING The required pre -application meeting for neighborhood input was held on November 4, 2015. There were approximately 12 members of the public in attendance. (Exhibit 6, Neighborhood Meeting Notes) Planning Commission 7 WZ-16-05 — Eaton Street Cottages VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and the ODP regarding the ability to serve the property. Specific referral responses follow: West Metro Fire Protection District: No concerns with the proposal. Wheat Ridge Water District: No comments. Wheat Ridge Public Works: No concerns at this time. The applicant is continuing to work with Public Works to finalize their drainage plan and traffic studies. Wheat Ridge Sanitation District: No objections with the proposal. Xcel Energy: No concerns. Wheat Ridge Police Department: No concerns with the proposal. VII. STAFF RECOMMENDATION Staff concludes that the proposed Planned Residential Development zoning and accompanying Outline Development Plan are consistent with the goals and policies of the City's guiding documents, including Envision Wheat Ridge. In Sec. 26-301.C. of the code, the purpose of a planned development is discussed and includes the following: 1. To accommodate extraordinary or unique development proposals that are not feasible under standard zone districts. - This proposal could not be accommodated through the existing zoning on the property due to its unique configuration of home sites around a common courtyard and consolidated parking area. 2. To accomplish compatible development with adjacent commercial, residential and/or industrial land uses through proper land use transitions and buffering techniques. - While the existing zoning could result in compatible development, the planned development process requires that this be taken into consideration for each unique site. 3. To promote flexibility in design and permit diversification in the location of structures. - The planned development process for this project would result in a site with structures not in typical configuration for single- and two-family homes through a flexible approach to design. 4. To promote the efficient use of land to facilitate a more economic arrangement of building, circulation systems, land use and utilities. - This project proposes a drainage plan and parking area that is consolidated and efficient for the site. 5. To preserve to the greatest extent possible, the existing landscape features and to minimize impacts on other natural features of the site. - It is the intent of the applicant to save the large existing evergreen on the site. Planning Commission g WZ-16-05 — Eaton Street Cottages 6. To combine and coordinate architectural styles, building forms and building relationships within the planned developments. - The planned development process will result in a project that has considered an appropriate architectural style for the area, and how the buildings and site configuration will impact the social lives of the residents and surrounding area. 7. To promote conformance with the adopted comprehensive plan, established policies and guidelines for the area and for the community. - As provided in the analysis above, the planned development process would result in a project in conformance with the Comprehensive Plan and the Neighborhood Revitalization Strategy. Staff further concludes that the proposal provides a housing option that is not currently available within the City of Wheat Ridge. The style and scale of the proposed housing is consistent with the existing area and more appropriate than larger single-family or two-family homes. The neighborhood is relatively walkable and a reduced parking requirement should not cause harm to the surrounding area, particularly when factoring in available adjacent on -street parking. Because the proposed zoning and ODP meet the criteria for evaluation, a recommendation for approval is given for Case No. WZ-16-05. VIII. SUGGESTED MOTIONS Option A• "I recommend APPROVAL of Case No. WZ-16-05, a request for approval of a zone change from Residential One -C and Residential -Three to Planned Residential Development with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. Option B• "I recommend DENIAL of Case No. WZ-16-05, a request for approval of a zone change from Residential One -C and Residential -Three to Planned Residential Development with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. 2. Planning Commission 9 WZ-16-05 — Eaton Street Cottages Exhibit 1— Applicant letter g ROSS CHAPIN A RC H I T S CTS - Post Office Box 230. 19S Second Street • Langley, Washington 98260 T: (360) 2212373 • E: TOSS@rosschapin.com - W: www.rosschapin.com • www.pocket-neighborhoods.net Eaton Street Cottages 2826 Eaton Street • Wheat Ridge, Colorado May 10, 2016 OVERVIEW Eaton Street Cottages is a development of 9 homes on ala of an acre, gathered around a shared community green space with parking clustered to the side. Each cottage has its own private yard, surrounded by a low fence and garden gate. Fostering neighborly connections is a keynote in the design of this development. While small by today's standards (800 to 1325 square feet), the homes will be designed to live large and be well crafted and detailed beyond typical market homes. TABULATIONS Dwellings: 9 approximately 800 SF to 1325 SF Parking spaces: 9 covered — on site (assigned) 5 uncovered — on site (unassigned) 5 on street 19 total parking 1.55 spaces per unit on site 2.1 spaces per unit total Site Area: 31,255± SF Building Coverage: 12,360 SF 39.6% of Site Area DESIGN FOR COMMUNITY The most significant aspect of the Eaton Street Cottages site plan is that ies designed with the neighborhood in mind. While most subdivisions have flanks of garage doors facing the street and homes oriented to private backyards, this is a pocket neighborhood of small houses with large porches open to a common courtyard. There are no garage doors facing the street_ There is only one driveway to a clustered parking area and the 1 and 11h -story cottage homes along the street offer a friendly face to surrounding neighbors and passersby. Parking is deliberately placed so that residents walk from their car doors to thei r front doors through the shared commons, offering a chance to enjoy the garden and chat with a neighbor. These informal meetings encourage casual connections to become friendly neighbors and perhaps even long-term friendships. And when neighbors know one another, they tend to look after each other. They care. In this day and age, this is a valuable security. Eaton Street Cottages Narrative page T of 4 Planning Commission 10 WZ-16-05 — Eaton Street Cottages Balancing Community and Privacy Community can be wonderful, but too much community can be suffocating. On the other hand, with too much privacy, a person can feel cut off from neighbors. Creating multiple 'layers of personal space' will help achieve the right balance between privacy and community. In the design of Eaton Street Cottages, there is a narrowed passage between the public street and the semi-public commons, creating a sense of entry and territorial ownership. Between the commons and the front door, there are five additional layers: a border of shrubs and flowers at the edge of the sidewalk / a low fence / the private yard / a covered porch with a low railing and flowerboxes / and then the front door. With this layering, residents can feel comfortable being on the porch — enough enclosure to be private, with enough openness to acknowledge passersby. Layers of personal space continue on the interior of the homes. Active living spaces are oriented toward the shared commons and the more private, personal spaces, are at the back of the house or upstairs. Most of the cottages also have a secluded garden out the back door to retreat to. The house plans have three 'open' sides and one 'closed' side so that they 'nest' together, ensuring privacy between dwellings. The open sides have windows facing the commons and private yards, while the closed side has high windows and skylights. Through the use of a landscape easement, the side yard of each cottage extends to the face of the neighboring building, offering more usable garden space. PARKING, STREET DESIGN, BICYCLES AND STORAGE Given the relatively small size of the homes (806 and 1325 SF) and proximity to public transit and local amenities like restaurants, retail and parks, it is anticipated than many residents will have one car. At Eaton Street Cottages, each resident will have one designated covered parking space, and the community has an additional five un- designated open parking spaces for shared use. In addition, there are five on -street parking spaces for public use. On street parking spaces are in parking pockets. This is achieved by replacing existing road pavement outside of the drive lanes with landscaped planting beds. This street design calms traffic by narrowing the visual width of the street, clarifies where parking is/ is not allowed, preserves standard drive lane widths, reduces heat island effect and softens the appearance of the project from the street. In addition to covered parking for cars, there is covered storage space for resident's bicycles. Adjacent to the covered parking is an accessory building for multiple uses: recycling and refuse, community toolshed and storage, and individual resident storage units. SIMPLE MATERIALS, RICH DETAIL In this packet are two cottage home plans: Erin (1 1/2 -story detached) and Willows (single story duplex). Each has gabled roofs and room -sized porches. While the materials are Eaton Street Cottages Narrative Planning Commission WZ-16-05 — Eaton Street Cottages page of common — vinyl windows, painted fiber -cement siding, exposed rafter tails — there is careful attention to detail, proportion, and scale. A PATTERN LANGUAGE FOR EATON STREET COTTAGES The following is a list of guiding patterns and relationships that underlie the design of this community and its cottages. POCKET NEIGHBORHOOD This is the basic building block for strong and vibrant communities. Pocket neighborhoods are clustered groups of homes gathered around a shared open space such as a garden courtyard or pedestrian street. Pocket Neighborhoods are sized around the scale of sociability— 4 to 12 nearby neighbors who relate on a daily basis. COMMONS AT THE HEART The shared open space is a key element of a pocket neighborhood. It is an intermediate zone between private dwellings (home, yard) and public space (street, park). Residents surrounding this space share in its care and oversight, thereby enhancing a felt and actual sense of security and identity. Because of its location and design, this space fosters casual interaction among neighbors, which, in time, can grow into caring friendships and a meaningful sense of community. LAYERS OF PERSONAL SPACE just outside the front door of a home is a zone of space that is both private and public. Left undefined, a person is apt to feel exposed. Too enclosed, a person will feel cut off from neighbors. Finding the right balance is the key to cultivating community. A pocket neighborhood may have several layers of personal space that are clearly defined transitions from private to public: closest in may be a covered front porch with a low railing and a band of flowerboxes, then a small private yard with a low fence, a border of shrubs and flowers at the edge of the commons walk. ACTIVE ROOMS FORWARD, PRIVATE ROOMS BACK AND ABOVE Layers of Personal Space continue on the interior of the homes, too: the more active living spaces are toward the shared commons; the more private, personal spaces are toward the back of the house and upstairs. NESTED HOUSES Having a neighboring house peering into one's private living space can be uncomfortable and claustrophobic. Therefore, design houses with three 'open' sides and one 'closed' side so that neighboring houses 'nest' together with no window looking into a neighbor's living space. High windows and skylights on the closed side can bring in ample light. Variations on this can work for attached dwellings. FULL -USE SIDE YARDS Achieve this with "landscape easements" allowing use to face of neighboring building. SECLUDED OUDOOR SPACE Sometimes, having a secluded garden is just what is needed to recharge a busy life. Locate this space at the rear of the dwelling, or on a roof terrace for the most privacy. PLACE FOR PLANTING Most people find satisfaction being able to work with the soil and grow plants; so include some private ground space for each dwelling: a small yard, a planting bed, or even flowerboxes. Locate at least some of the private garden in view of the shared common area — it will be a personal touch that contributes to the character of the commons, as well as a way of fostering connections with neighbors. FRONT PORCH A living -sized front porch is perhaps the key element in fostering neighborly connections. While it gives charm to a house, it should not be a "faux" porch appliqu6d just for looks. A good porch functions as an outdoor living room, whether for reading a book, gathering for a midsummer supper, or lingering in conversation with several friends. Locate it within sight and sound of the pedestrian public space. EYES ON PUBLIC SPACE The first line of defense for personal security is a strong network of Eaton Street Cottages Narrative page 3 of 4 Planning Commission 12 WZ-16-05 – Eaton Street Cottages neighbors who know and care for one another; but they need to see who is coming and going to be effective. Therefore, locate active interior spaces with a view to the courtyard, lane or street. This can also be helpful to keep an eye out for young children in the commons, and to be watchful for personal emergencies. ENUF STORAGE Make sure households have enough storage space. Small is beautiful, but it can get cluttered if there's not room for the residual stuff of life: suitcases, holiday ornaments, old photo albums, turkey pans, snow tires, bicycles, camping gear, hand tools, and what not. Storage places inside the house can be closets, cubbies, cabinets, shelves and attics; Outside storage may be served in a dedicated building. CORRAL THE CAR Cars are essential for many people, but that doesn't mean they need to dominate the pedestrian space. Start first by locating parking to be a good neighbor; don't have garage doors greeting guests! Instead of streets with wide driveways and garage doors, create access lanes for parking and services at the rear of the house. REMOTE PARKING When residents walk from the car door to the front door through the shared commons, they have more opportunities to say "hello" to a neighbor along the way, or just enjoy the garden. Remote parking can also allow more flexible use of a site and decrease the amount of hard surface. UNASSIGNED PARKING Every residence should have one assigned parking space, but more than that can be un -assigned. This way, multiple residents may use it at different times, effectively increasing the parking efficiency. MAILBOX CLUSTER When mailboxes are clustered near the main entrance to the shared open space or commons house, 'chance' meetings among neighbors are increased. COMMUNITY BICYCLE SHELTER Bikes should not be on porches, which is where they end up without an alternative. Build a shared bicycle shelter near the entrance for ease of use. GARDEN SHED There is no need for every home to have a lawn mower, weed -whacker and tiller. Build a garden shed for shared tools, as well as extra garden tables, chairs and games. CONNECTION & CONTRIBUTION This should be the FIRST pattern to consider. When designing any project, take note of the larger context you're building in (the block, neighboring buildings, etc. Ask: What works well? What doesn't? Are there missing 'teeth' in the rhythm of buildings or trees along the street? Then ask, how can this project connect and contribute to making the larger context stronger /richer /more whole? In other words, be a good neighbor. Eaton Street Cottages Narrative page 4 of 4 Planning Commission 13 WZ-16-05 — Eaton Street Cottages Exhibit 2 - Zoning Map Planning Commission 14 WZ-16-05 — Eaton Street Cottages Exhibit 3 — Aerial Photo Planning Commission 15 WZ-16-05 — Eaton Street Cottages Exhibit 4 — Site Photos This photo is taken along Eaton Street looking north. A large existing evergreen is intended to be saved by the applicants. Planning Commission 16 WZ-16-05 — Eaton Street Cottages This photo is taken from the southwestern corner of the property, looking along the southern property line at Eaton Street. The southern existing home is shown. This photo is taken near the center of the property from Eaton Street. The home on the right is the existing southern home, the small home behind the fence in the rear is also on the property. The large existing garage is shown on the right. Planning Commission 17 WZ-16-05 — Eaton Street Cottages This photo is looking northeast at the vacant portion of the property where the parking area will be located. This photo is taken from near the southern property line of the subject property, looking at the properties along Eaton Street on the west side. Planning Commission 18 WZ-16-05 — Eaton Street Cottages ,.�_.. - � 5,,:� �a1M �w ,�r.'� i .t of .-... ► s*" ',3 � „� � ,'� .nth �•:v �✓..r `v 4' 17 Z Exhibit 5 — Eaton Street Cottages Outline Development Plan Planning Commission 20 WZ-16-05 — Eaton Street Cottages Exhibit 6 — Neighborhood Meeting Notes NEIGHBORHOOD MEETING SUMMARY Meeting Date: November 4, 2015 Attending Staff: Meredith Reckert, Senior Planner Lisa Ritchie, Planner II Zack Wallace, Planning Technician Property Address: 2826 Eaton Street Applicant: Andrew Gibson, Mark Davis, and Mark O'Brian Square Root Construction PO Box 12370 Denver, CO 80212 Applicant Present?: Yes Existing Zoning: Residential -Three (R-3) and Residential -One C (R1 -C) Existing Comp. Plan: Neighborhood Existing Site Conditions: The site consists of ten (10) lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot remains undeveloped. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. This property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 29th Avenue, on Eaton Street, five (5) blocks west of Sheridan Boulevard. The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R- 1 C district allows for small lot medium -density single-family residential, while R-3 allows for medium- to high-density residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R -1C, R-2, and R-3 zone districts. There is also some commercially zoned (C-I)property to the north along 29th Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along/near 28th Avenue, south of the subject site. Planning Commission 21 WZ-16-05 — Eaton Street Cottages Applicant/Owner Preliminary Proposal: The applicants, Square Root Construction, have proposed a `cottage court' concept, which would accommodate eight (8) single-family dwelling units surrounding a center courtyard on the site. Each of the housing units would have a building footprint measuring roughly 30' x 20' and offer approximately 1,100 square feet of living space. The current site plan indicates the inclusion of a parking area on the northern and southern ends of the property. A looped pedestrian path creates a large open space between the homes, to be used as a common area. According to the applicants, houses would be owner -occupied, with the rest of the land area designated as common area. A homeowners association (HOA) would be in place for the maintenance of the common area landscaping, parking and snow removal, as well as any maintenance of storm water detention and/or water quality facilities. The applicants favor this particular location because their `cottage court' proposal is contextually sensitive to the existing neighborhood character. The area also provides walkable commercial and recreational opportunities, which fits their development mindset. The applicants acknowledge that their site plan will likely be revised following feedback from community development staff and other professional opinions. They have been in contact with The Cottage Company, based out of Seattle, which has built several cottage communities of this type in Washington, to work out more specific details of a revised site plan. At this time, the applicants are primarily interested in initial feedback from staff and will likely hold a neighborhood meeting to obtain feedback from the neighbors. If they ultimately acquire the property and the proposal for the cottage unit development is not approved by City Council, or meets heavy opposition by residents, the applicants indicated they may construct single-family homes that comply with the existing zone district standards. Attendance from the neighborhood: Twelve people from the neighborhood attended the meeting; see attached sign-up sheet. The following is a summary of the neighborhood meeting: • Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezone to Planned Residential Development request. • The applicant explained the development proposal. • The attendees were informed of the process for a rezoning to Planned Residential Development. The following issues were discussed regarding the application: What happens if the HOA is ineffective or doesn't provide property maintenance? • The applicant is aware that sometimes small HOA's have this challenge. They are in discussions with management companies that combine providers for these types of small HOAs in order to gain efficiency of service. Planning Commission 22 WZ-16-05 — Eaton Street Cottages How will the applicants prevent homeless people from gathering in the common area? • The applicant feels the site design will discourage this, with houses oriented toward the common area. Other neighbors on the block are not concerned with this happening in this particular location. Will these be owner -occupied units? • The applicants intend to sell all units to owner occupants. Whether or not the buyer rents them out is not in their control. What is the duration of the construction timeframe? • The applicants intend to construct all units at the same time, approximately in a 9-12 month timeframe. Is there a reason the applicant is not proposing 4 standard homes? • The applicant feels this design concept is more appropriate for this area. Any traditional single family homes built would likely be large and out of character with the surrounding area. What will the price range be? • The applicants desire these to be affordable homes, however they will be market driven. They are unsure at this time, as site development costs are not finalized and there are few comps for this product type. How is this similar to Yukon Grove? Yukon Grove, near 32nd Avenue and Wadsworth Blvd, are semi -custom homes with attached two -car garages. The homes are bigger, and the site had a lot of public improvements required. What public improvements will be required for this project? • The applicants will finish the curb, gutter and sidewalk for the entire length of the property. They will also provide drainage facilities, yet to be determined. Is there a plume of gas on this property? • Due to a leaking underground gas tank at 29th Avenue and Fenton Street, some properties in the area have an underground gas plume. There are monitoring wells throughout the area and the applicants are working with an environmental engineer to determine the scope of the issue on the property. They have completed a Phase I Environmental Assessment and the results do not identify any areas ofgreat concern. What if the property is rezoned and then the applicant walks away? • If that happens, another applicant could complete the projector rezone it again. What will the parking requirement be? • The starting point for the parking requirement will be what is defined in the code, 2 off- street spaces per unit. Staff will work with the applicant to ensure adequate parking is provided. Planning Commission 23 WZ-16-05 — Eaton Street Cottages What will the setbacks be? • The starting point for determining setbacks will be typical residential setbacks in the area. Staff will work with the applicant to ensure adequate setbacks are provided. How can the applicants construct public improvements and still provide affordable units? • The cost of the homes will be market driven, to include all associated development costs. The final price point is still to be determined. This particular neighborhood is very hodge-podge. It would be nice to see a proposal that relates better to the neighborhood. • The applicants feel this proposal relates very well to the neighborhood. How tall will the homes be? • The applicants intend to construct 1 1/2 to 2 -story homes, likely. No written correspondence was received regarding the meeting. Planning Commission 24 WZ-16-05 — Eaton Street Cottages 1. 2. 3. 4. 6. City Of Wheat I iWge PLANNING COMMISSION Minutes of Meeting July 21, 2016 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present Commission Members Absent: Staff Members Present PLEDGE OF ALLEGIANCE Dirk Boden Alan Bucknam Emery Dorsey Donna Kimsey Amanda Weaver Scott Ohm Janet Leo Steve Timms Kenneth Johnstone, Director of Community Development Lisa Ritchie, Planner II Zack Wallace, Planning Technician Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner DORSEY to approve the order of the agenda. Motion carried 5-0. APPROVAL OF MINUTES — June 16, 2016 It was moved by Commissioner BUCKNAM and seconded by Commissioner KIMSEY to approve the minutes of June 16, 2016, as written. Motion carried 5-0. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes July 21, 2016 Attachment 3 No one wished to speak at this time. 7. PUBLIC HEARING A. Case No. WZ-16-05: an application filed by Squareroot Construction for approval of a zone change from Residential -One C (R-1 C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an ODP for the property located at 2826 Eaton Street. Ms. Ritchie gave a short presentation regarding the zone change process and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Ms. Ritchie explained the City of Wheat Ridge Comprehensive Plan designates this property as a neighborhood and currently has split zoning between R-1 C to the North and R-3 to the South. The property consists of two homes and a large detached garage. There was a neighborhood meeting held on November 4, 2015 in which 12 neighbors attended and there was an in depth discussion about the project; the project has changed slightly, but not to a great degree. There will be a major subdivision plat which will remove the existing lot lines and reconfigure the property to realign the property to fit the proposal. The uses in the Eaton Street Cottages PRD zone district would allow single family dwellings, both attached and detached, common parking areas, storage, community gardens and active and passive recreation. The Architecture will be traditional with covered front and rear porches and the maximum building height will be 28 feet which is lower than the City standard of 35 feet. The site design will include 9 dwelling units with small private yards around common courtyard with a parking area at the north end of the site. Public improvements will include a 5 -foot attached sidewalk with bulb -outs to define parking spaces. There were no concerns or comments from outside agencies and staff recommends approval of the zone change. Andrew Gibson, Squareroot Inc. 4250 Urban Street, Denver 80211 Mr. Gibson stated that he and his partners will be the developers and builders of this property; they live in the area where they work. He explained a pocket neighborhood is what they would like to develop and said it is built to encourage community. Houses are built on a much smaller scale, approximately 800-1,300 sq. ft. Walkability in the neighborhood is also important to this concept. The site will include five single family dwellings and two duplexes with covered and uncovered parking to the north with 1.5 spaces per unit. Commissioner BODEN asked about the evaluation process to reduce parking issues. Planning Commission Minutes -2— July 2_July 21, 2016 Ms. Ritchie explained there was a trip generation study done by the applicant and reviewed by Public Works and these homes are smaller units reducing the amount of cars. There will also be on street parking available on Eaton Street. Commissioner BUCKNAM asked about the 10 -foot setback for 20% of the frontage and a 20 -foot setback for the remainder and wondered where the 10 -foot setbacks will occur. Mr. Gibson stated the 10 -foot setbacks will be the portions of lot 1, 3 and 5. Portions of those houses are less than 20 -feet from the setback. Commissioner BUCKNAM wanted to know the theory around the parking pockets. Mr. Gibson explained the pockets help with neighborhood traffic calming and they also define the neighborhood. Commissioner KIMSEY asked about the location of the community gardens and the fence line on Eaton Street. Mr. Gibson stated the landscaping plan has not been detailed yet, but the gardens will either be in the southwest corner of the property, north between the houses and parking area or part of the shared common area. The fence on Eaton Street will be on the property line and will be a 4 -foot picket fence. Chair WEAVER wanted to know why the parking on the north side as opposed to the south side. Mr. Gibson explained there is a possibility of putting solar panels on top of the car ports and this would work better on the north end of the property. Janet Ryan 2825 Depew Street Ms. Ryan stated she is concerned about the back side of the project, the impacts on her fence during construction and if the powerlines that are currently above ground will be moved underground and if this will affect her. She also likes the parking on the north side of property. Steve Pflug 2845 Eaton Street Mr. Pflug is concerned with the street bulb out and wonders if it is going to take away from on street parking. Maryann McNamee Planning Commission Minutes _ 3 July 21, 2016 2809 Eaton Street Ms. McNamee commented that there are garages on the back sides of the homes on west side of Eaton Street. Joe Woods 2875 Depew Street Mr. Woods stated he really likes the idea of this neighborhood and wondered what the height limit will be. Mr. Gibson explained that it is Squareroot's intent is to be good neighbors and will give adjacent homeowners the phone number to the property manager if there are any comments or concerns. He explained there should be nothing done to Ms. Ryan's fence during constructions. He also explained that all the power to the property will be underground; this will come from the upper powerlines, but should not affect adjacent property owners. Mark Davis, Squareroot 8319 Cole Street Mr. Davis explained that Xcel will work with Synergetic Design to determine how the power lines will go underground; it is usually done through a pedestal. If they think adjacent neighbors' powerlines should go underground as well then Synergetic Design will contact the property owner. Mr. Gibson then explained the bulb outs on the street and said yes there will be a few on street parking spaces lost. Ms. Ritchie added that the City is not to the point yet of looking at street design, but all the pros and cons of bulb outs will be taken into consideration. Commissioner BUCKNAM sees one curb cut for the parking lot and wondered how many curb cuts exist now. Mr. Gibson said there is one large curb cut currently. Commissioner BUCKNAM asked if there is additional parking other than the carports on the north end of the property. Ms. Ritchie state there are 8-9 spaces covered in the carport and an additional 5 parallel spaces in the parking area. Mr. Gibson stated the maximum height limit of the homes will be 28 -feet. The tallest house will be about 25 -feet tall and the ranch units will be no taller than 15 - feet in height. The homes are modeled after 1 'h story Victorians. Planning Commission Minutes -4— July 4_July 21, 2016 Chair WEAVER asked how neighbors can stay informed about the development. Ms. Richie stated letters will be sent out when cases related to the property go to City Council and other Planning Commission meetings. Also, they can call staff in Community Development at any time. The Commissioners all agreed that they like the ODP and think it is a great plan, reminding some of the 30's and 40's era and the way Denver use to be. It was moved by Commissioner BUCKNAM and seconded by Commissioner KIMSEY to recommend APPROVAL of case No. WZ-16-05, a request for approval of a zone change from Residential One -C (R -1C) and Residential Three (R-3) to Planned Residential Development (PCD) with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. Motion carried 5-0. 8. STUDY SESSION A. Residential Development Standards Mr. Wallace gave a brief introduction about redevelopment and infill projects in the city and how they relate to the neighboring communities. The City has received numerous calls regarding setbacks and height requirements with regards to new development. In 1969 when the City of Wheat Ridge was incorporated the 35 -foot height maximum requirement, in residential zone districts, was adopted. This maximum height allowance remains unaltered to this day. Due to the calls received regarding development standards and the new development, the Community Development Department found it appropriate to research neighboring jurisdiction's development standards to utilize as a starting point in assessing our own development standards. Mr. Wallace stated that the City's setback requirements are generally in line with the neighboring communities with the exception for the rear yard setback in the R-1 C zone district; it is 5 -feet compared to 8 to 15 feet in other cities. Mr. Wallace then explained that height requirements are a little more complex. The City is in line with most of our neighboring communities which have 30-35 height requirements, but out of line compared to other communities because there are no additional height standards to limit the massing of structures. Planning Commission Minutes July 21, 2016 SURVEYOR'S CERTIFICATE I, RICHARD E. HEINZ, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF THE OUTLINE DEVELOPMENT PLAN WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. RICHARD E. HEINZ, P.L.S #16116 OWNER'S CERTIFICATE / UNIFIED CONTROL STATEMENT: THE BELOW SIGNED OWNER(S) OR LEGALLY DESIGNATED AGENTS THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW, I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF A REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. Andrew E. Gibson, for Squareroot Cottages, LLC STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF A.D. 2016 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: NOTARY PUBLIC ODP NOTE THIS OUTLINE DEVEOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WERAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. COUNTY CLERK AND RECORDER'S CERTIFICATE: STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) I HEREBY CERTIFY THAT THIS PIAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT O'CLOCK—.M. ON THE DAY OF 2016 A.D., IN BOOK_, PAGE_, RECEPTION NO. JEFFERSON COUNTY CLERK AND RECORDER BY: (DEPUTY) ALLOWED USES: 1. INTENT: THIS PLANNED RESIDENTIAL DEVELOPMENT IS ESTABLISHED TO PROVIDE FOR A HIGH QUALITY RESIDENTIAL COMMUNITY CONSISTING OF SMALL ATTACHED AND DETACHED SINGLE FAMILY HOUSES THAT ARE COMPATIBLE WITH ADJACENT EXISTING RESIDENTIAL AND OPEN SPACE USES. 2. USES: A. ALLOWED USES ATTACHED AND DETACHED ONE FAMILY DWELLINGS B. COMMON AREA USES COMMON COURTYARD OPEN SPACE COMMON PARKING AREA COMMON STORAGE AREA COMMUNITY GARDEN ACTIVE AND PASSIVE RECREATION C. ACCESSORY USES HOME OCCUPATIONS HOUSEHOLD PETS QUASI -PUBLIC AND PUBLIC UTILITY LINES, STORM DRAINAGE, SANITARY SEWER AND WATER SUPPLY FACILITIES WITH THE EXCEPTION OF THE DETACHED STORAGE SHED AND COVERED PARKING, DETACHED ACCESSORY STRUCTURES ARE NOT ALLOWED RV AND BOAT STORAGE ARE NOT ALLOWED EATON STREET COTTAGES PLANNED RESIDENTIAL DEVELOPMENT An Outline Development Plan in the City of Wheat Ridge Colorado Part of the SE 1/4 SECTION 25, TOWNSHIP 3S, RANGE 69W., OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO VICINITY MAP - NOT TO SCALE CHARACTER OF NEIGHBORHOOD: THE EATON STREET COTTAGES COMPLIES DIRECTLY WITH THE WHEAT RIDGE COMPREHENSIVE PLAN BY PRESERVING AND ENHANCING THE NEIGHBORHOOD, PROVIDING HOUSING DIVERSITY, AND ENHANCING COMMUNITY CHARACTER. FURTHERMORE THE PROPOSED DEVELOPMENT IS IN COMPLIANCE WITH THE ARCHITECTURAL DESIGN AND SITE MANUAL THE PROJECT IS PEDESTRIAN ORIENTED, IS CREATIVE AND UNIQUE, CLEARLY DEFINES PEDESTRIAN AND PARKING AREAS, AND WILL BE VISUALLY ATTRACTIVE USING WELL THOUGHT OUT LANDSCAPING, FACADES, STREET PRESENCE, AND APPROPRIATELY SCALED HOUSES. ARCHITECTURE WILL BE TRADITIONAL AND WILL FEATURE COVERED FRONT AND REAR PORCHES, LAP SIDING, AND DETAILING NOT TYPICALLY FOUND ON PRODUCTION HOMES. THERE WILL BE 1.55 PARKING SPACES PER HOME ON-SITE, WITH ADDITIONAL STREET PARKING. THE SITE WILL BE THOUGHTFULLY LANDSCAPED TO DEFINE PUBLIC, SEMI -PRIVATE, AND PRIVATE OUTDOOR AREAS. THIS PROJECT WILL REQUIRE A ZONE CHANGE FROM R -IC AND R-3 TO PRD. PLANNING COMMISSION CERTIFICATION: RECOMMENDED FOR APPROVAL THIS —DAY OF 2016 BY THE WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON CITY CERTIFICATION: APPROVED THIS _ DAY OF WHEAT RIDGE CITY COUNCIL ATTEST: CITY CLERK COMMUNITY DEVELOPMENT DIRECTOR 2016 BY THE MAYOR LAND USE TABLE TOTAL LOT SIZE: 31,172 SF MAX. BUILDING COVERAGE 13,403 SF (43%) MIN. OPEN SPACE, DETENTION AND YARDS 10,910 SF (35%) MAX. UNCOVERED PARKING, DRIVES AND HARDSCAPE 6,859 SF (22%) TOTAL DWELLING UNITS: 9 HOMES DWELLING UNITS / ACRE 12.6 DEVELOPMENT STANDARDS: 1. EXISTING ZONING: RESIDENTIAL- ONE C AND RESIDENTIAL -THREE 2, PROPOSED ZONING: PLANNED RESIDENTIAL DEVELOPMENT 3. MIN. LOT SIZE: 1,850 SF 4. SETBACKS: A. Buildings from side and rear property line 10' MIN B. Parking lot from property line 6' MIN C. Storage shed from property line 6MIN D. Separation between buildings when not attached 10' MIN E. No more than 22% of total street frontage will have buildings set back from Eaton St. at a MIN. of 10'. Remainder of buildings fronting Eaton St. will have setbacks of no less than 20' MIN. 5. BUILDING HEIGHTS: 28' MAX Height of buildings shall be determined by measuring the vertical distance measured from the average elevation of the finished grade of the building to the mean hight level between eaves and ridge for a gable, hip, gambrel, or other roof. 6. PARKING REQUIREMENTS: MIN. 1.5 OFF-STREET SPACES PER DWELLING UNIT. 7. DETACHED ACCESSORY STRUCTURES: 2 PERMITTED. A. STORAGE SHED MAX. SIZE 800 SF, MAX. HEIGHT 16'. B. COVERED PARKING MAX. SIZE 3000 SF. MAX HEIGHT 22' B. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS. 9. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS, 10. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF LAWS. 11. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS. 12. ARCHITECTURAL, SITE AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE ARCHITECTURAL AND SITE DESIGN MANUAL (ASDM) AND STREETSCAPE DESIGN MANUAL. PHASIN : THIS PROJECT IS ANTICIPATED TO HAVE ONLY ONE PHASE. HOWEVER, FUTURE PHASING, IF REQUIRED, WILL NOT REQUIRE AMENDMENT TO THIS PLAN. CASE HISTORY TABLE: WZ-96-08 WZ-16-05 LEGAL DESCRIPTION Legal Description Provided: (BY TITLE COMMITMENT) Parcel l: The North 10 feet of Lot 26 and All of Lots 27 to 30, inclusive, and All oftot 31 Except the North 22 feet, Block 5, Lakeside Resubdivision ofBiocks one to seven and N M Of Block 8, in the original plotting of Lakeside, County of fefferson, State of Colorado CALCULATED AREA=14.985.75Q. FT. (0.34 ACRES t) (A.KA2826E4TONSTEET) _ Parcel ll: The North 22 feet cf Lot 31 and All oftots32 to 35, inclusive, Block 5, Lakeside Resubdivision of Blocks one to seven and N'h Block 8, in the original plotting of Lakeside, County of)efferson, State of Colorado CALUCLATEDAREA=16,186.55Q. FT. (0.37ACRES) (A.KA. 2828 EATON STREET) PROJECT INFORMATION: OWNER I DEVELOPER I BUILDER SQUAREROOT COTTAGES, LLC PO BOX 12370 DENVER, CO 80212 303-250-5911 ARCHITECT ROSS CHAPIN ARCHITECTS PO BOX 230 LANGLEY, WA 98260 360-221-2373 SHEET INDEX al - OPD TITLE PAGE s2 -ODP SKETCH PLAN a3 - NIGHBORHOOD OVERVIEW a4 - PERSPECTIVE VIEWS Attachment 4 SgIateroo COTTAGES U J J d C11 rl M T.4 U N 0000 0 r4 0 ei U L L Mm o 3 C (h 0. W ID .H W W Do �Do w W U, O d' N m O U v F � W 0 O aw Z O CD H w U w Qa a � LA Lry W F O ¢ 0 P 01 of 4 ... _ ... Mailboxes ............... bench, and subdivision sign. Sign no more than 15 square feet total. EATON STREET COTTAGES PLANNED RESIDENTIAL DEVELOPMENT An Outline Development Plan in the City of WheatRidge Colorado Part of the SE 1/4 SECTION 25, TOWNSHIP 3S, RANGE 69W., OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO Existing pavement Parking lot setback min. 6' from property line. Parking lot will be screened or fenced as per Sec. 26.502.E. C-1 ................................... Detached Storage Shed R-2 ............................. .................................. Fences between yards ....................................... Property boundary / Exterior fencing i ....:................................... .............. _.......... ........ . Common area / landscape strip Sidewalk Detached storage shed i Residence Adjacent property lines 20 30' 40' 1% PF Limited use area (private yard) y Parking Carport Drainage / rain garden Property boundary / Exterior fencing ------------ 10' Setback Adjacent property lines 20 30' 40' 1% PF yo op �, 29`. -- mmere� .-- gl e Family • 16 NO - t ? 4 ,,,w•r► � ,`s s � ` ° • 1 ' - . S;�)gl e Fam l all Single Family T ` M u ll i - Fo-m i k 1 4w ZOi Google �► ��, �`' Vii'`--' Z A;00sk earth a ROSS CHADIN ARCH ITECTS �� STREET PERSPECTIVE r,. -W I W—' - ERIN ERIN PERSPECTIVE COURTYARD PERSPECTIVE WILLOWS PERSPECTIVE IGk ti ` i A. i� 4, Front Side Open Side Rear Side Closed Side Front Side Open Side Rear Side Erin will 8o6 SF 1315 SF Sgq:a- er_o0 COTTAGES U J J N (D O) T- c N U Or OD CO 0 O N O U L L coO :3m F - (f) d Q Lu I N WW N V) .-i _ W O a 0) G/ of O U d H � W N 1 C Oo W (Lw 04 of 4 WZ-16-05 Eaton Street Cottages Request for approval of a zone change to Planned Residential Development with an Outline Development Plan City Council September 12, 2016 2—M li v Wa ^ am _ _ W -o m F:-CFl fieri. Mp ODE tFil^3 r alb% Ip U K8 . M M EO sOXfiiMX0 (M 1 1 ,011_— --. i jF€_ Aerial : 2826 Eaton Street - onm oz992 onm . - -- I -- -29TH AVE � T i '05601 05680 M9 � OST90 OSl 056W Mc; py} H L 05661 0568U ' { OST90' _ 02861 05601 05680 05650 01865 —0281 � 0280 0568/ D5680 !056. 0201 02855 02826-02� ye5�l. 02095 02861 r 020 02855 02826 _ 020b5'1nt'9�1 01052 02851 1p 02868 02815 02026 02815E 02852 02851 _� _ y 02818 86 02815 ,N_778—A-11-.01!15 028. OIB 02838 .62835 ZZo 02126 U1E<5 3 02611 '02815 V F 02821 02035 GFG 02026 O�E<5 i� 02861 - 02875 x 02831 O28T1 W 02826 018x5 02814 02035 Oz0J0 02821 Oid26 OIbaS 01801 02839 Oze300262] 02026 02815 028fi 38 02020 02813 02815 -01838 O38a - 02820 02819 - - 02838 .02019 02810 02819 02815 02612 02819 01010 02809 02815 2112 02019 02000 01809I 02805 028,00 02019 07800 01809 01805 01800 02019 - -- - - -- .28TH AVE i 02280 02,0, 62,80 "OiA A o2ieo onm oi1e9 Comprehensive Plan won Mo. Eaton Street Cottages - Existing Conditions e Eaton Street Cottages - Existing Conditions Air - Eaton Street Cottages - Existing Conditions I Eaton Street Cottages — Existing Conditions i�1 at Eaton Street Cottages — Existing Conditions IY i Eaton Street Cottages — Existing Conditions .dr Eaton Street Cottages — Existing Conditions I ODP and SDP Process • Neighborhood Meeting • Held on November 4, 2015 • Twelve neighbors attended • Outline Development Plan: Zoning document PC recommended approval on July 21, 2016 • Specific Development Plan: • Site Plan • PC approves or denies • Subdivision Plat: • Major Subdivision—PlanningCommissionandCityCouncil Public Hearings Eaton Street Cottages — Concept Site Plan 10 \ •"�- � �y � IIS -� lt'-,, F. Ganger Eaton Street Cottages—Neighborhood Rendering Eaton Street Cottages—Renderings Eaton Street Cottages —Renderings Application Summary - ODP Application Summary - ODP Application Summary - ODP Development R -IC I R-3Eaton Street Cottages Standard !!!!! Max. Building Coverage Single-family Single-, two-, and Attached and detached single- Setbacks, Homes andaccessory mufti -family and Tamily dwellings, home Uses uses, such as accessory uses , occupations, household pets, home such as home common area parking, storage, Side occupations. occupations. community gardens, and active Rear 5 feet 5 feet and passive recreation. Setbacks, Acc. Per the ODP, Architecture will Front 20 feet 25 feet be traditional and will feature Architectural 5 feet 5 feet covered front and rear Standards None None porches, lap siding, and 10 feet detailing not typically found on production homes." Max. Building Height 35 feet 35 feet 28 feet Application Summary - ODP Application Summary - ODP Development R -IC I R-3Eaton Street Cottages Standard !!!!! Max. Building Coverage 40% ao% 43% Setbacks, Homes Front 20 feet 25 feet 10 feet for no more than 22% of the frontage, 20 feet for the remainder Side 5 feet 5 feet 10feet Rear 5 feet 5 feet 10 feet Setbacks, Acc. Front 20 feet 25 feet 10 feet Side 5 feet 5 feet 6 feet Rear 5 feet 5 feet or 6 feet 10 feet • Site Design: 9 dwelling units oriented around a common courtyard Private and public space • Common parking area at the north end of the site • Access: Primary vehicular access point at northern end Pedestrian access near the southern end Application Summary - ODP • Public Improvements: • 6 -foot attached sidewalk with bulb -outs to define parking areas • Final design will be determined as part of the SDP • To conform with the Streetscope Design Manual • Landscaping: • Final landscaping design as part of SDP • Intend to keep the large existing evergreen tree • Private yards, common area, and community gardens Evaluation of Codes and Plans The Comprehensive Plan includes the following goals for the Neighborhood designation: • Maintain and enhance the quality and character of Wheat Ridge's established neighborhoods • Increase housing options • Increase investment and stability in Neighborhood Revitalization Areas Application Summary - ODP Architecture • Intent is to provide traditional architecture with lap siding, front and rear porches and trim details not typically found on production home products • Homes fronting Eaton Street will orient toward the street and the internal common area • Homes will be designed with "Open" and "closed" sides, which will allow both privacy and interaction Evaluation of Codes and Plans The Code includes the following as the purpose of a Planned Development: • To accommodate extraordinary or unique development proposals not feasible under standard zoning. • To accomplish compatible development • To promote flexibility in design • To promote efficient use of land • To preserve existing landscape features and minimize impacts on natural features • To combine and coordinate architectural styles, building forms and relationships • To promote conformance with adopted plans and policies Agency Referrals The following referral responses were provided: • Wheat Ridge Sanitation: No concerns • Wheat Ridge Water: No comments • Xcel Energy: No concerns • West Metro Fire District: No concerns • Wheat Ridge Public Works: No concerns, will continue to work with the applicant to finalize the drainage plan and plot Staff Recommendation Staff recommends APPROVAL of the request of a zone change to PRD with an ODP for the following reasons: • The proposal is consistent with the City's Comp Plan and other guiding documents; • The proposal meets the zone change criteria; • The proposed site design and scale of the proposed homes are consistent with the neighborhood; • All requirements for an Outline Development Plan have been met. City of Wheat P, 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 26-109.1)) August 26, 2016 Dear Property Owner / Current Resident: This is to inform you of Case No. WZ-16-05, an application filed by Andrew Gibson for approval of a zone change from Residential -One C (R-1 C) and Residential -Three to Planned Residential Development (PRD) with an ODP for property located at 2826 Eaton Street. 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: City Council September 12, 2016 A 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. If you need inclusion assistance, please call Carly Lorentz, Assistant to the City Manager, at 303-235-2867 at least one week in advance of the meeting. www.ci.wheatridge.co.0 s Vicinity Map Site WZ 1605.doc A 5700 W 28TH LLC ANDREWS BRIAN C AYALA ALICIA M 5194 BEACH CT 2868 FENTON ST 2834 FENTON ST DENVER CO 80221 WHEAT RIDGE CO 80214 LAKEWOOD CO 80214 HERSHBERGER JAMES S BENKELMAN PAUL W BENKELMAN BERNADETTE COVERDALE LIVING BANGHART SALLY M GEORGETTEJ TRUST 2909 DEPEW ST 2823 EATON ST 3010 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 LAKEWOOD CO 80214 BLYTH JASON ROBERT BLYTH EATON PLACE TOWNHOUSES BOWDEN NORMAN LEE BOWDEN REBECCA BOHTE STEVEN L NANCY SUE 2819 EATON ST 5680 W 29TH AVE 705 CONNIE CT WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 MYRTLE BEACH SC 29588 BROKER ALBERTUS BRUNNER BESS J CAREY RENEE Y 2812 DEPEW ST 2781 DEPEW ST 5700 W 28TH AVE #1 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 HERSHBERGER JAMES S CHAMBERLAIN NATHAN WING HOTHI DALJIT S CATES LINDA D LAURIE DAVENPORT JANET L 7584 BARBARA ANN DR #C 14450 W 82ND AVE 2800 FENTON ST ARVADA CO 80004 ARVADA CO 80005 WHEAT RIDGE CO 80214 DEPEW SECURITY INVESTMENTS EATON PLACE TOWNHOUSES LLC HOMEOWNERS ASSN ECKENWILER MICHAEL 1228 15TH ST #316 % GENESIS ONE LLC 2780 FENTON ST DENVER CO 80202 14401 N 15TH ST WHEAT RIDGE CO 80214 PHOENIX AZ 85022 ELDER BARBARA L GARRETT GORDON F ESTRADA BASILIO PEREZ FENTON CORNELL LLC 2901 EATON ST 2780 DEPEW ST 755 CIELO LN WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 EVERGREEN CO 80439 HAGLAR DEBRA HANSON GREGORY R HEATH RUSSELL S HEATH PHYLLIS A 8855 LISBON RD 5700 W 29TH AVE 2820 FENTON ST MORRIS IL 60450 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 HERSHBERGER JAMES S HERTNER THOMAS H HERTNER HOTHI DALJIT S HERSHBERGER JOAN F CLAUDETTE DRUSE % GAS & FOOD MART 2902 DEPEW ST 2379 WARD DR 5795 W 29TH AVE WHEAT RIDGE CO 80214 LAKEWOOD CO 80215 WHEAT RIDGE CO 80214 HUTCHENS ALAN R KERNS LISA KNOLL KATIE JEAN 2805 DEPEW ST 2815 DEPEW ST 2835 EATON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 KREUTZER JENNIFER LYNN KREUTZER ROBERT K LEONARD EAMON P MALLO MICHELLE L 2914 EATON ST 2838 FENTON ST 650 BASSEL ST #627 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 DENVER CO 80202 MCLEAN CHARLES H 2902 EATON ST WHEAT RIDGE CO 80214 ONEILL MARGARET ROSE 2901 DEPEW ST WHEAT RIDGE CO 80214 PHETSOMPHOU KONGMANIVONG PHETSOMPHOU LOUY 2908 EATON ST WHEAT RIDGE CO 80214 RYAN JANET L 2825 DEPEW ST WHEAT RIDGE CO 80214 STOR DENNIS RANDALL STOR BETTINA SIMON 3927 UMATILLA ST DENVER CO 80211 VAN DEUSEN MARY L 2779 DEPEW ST WHEAT RIDGE CO 80214 WIER AMANDA J WIER KYLE G 13922 W 54TH AVE ARVADA CO 80002 WOODS JOSEPH WOODS HENRY 2875 DEPEW ST WHEAT RIDGE CO 80214 MELICHAR KEITH R MCNAMEE MARIAN L 2809 EATON ST WHEAT RIDGE CO 80214 PEAK DAG 2768 W 22ND AVE DENVER CO 80211 REALTY TRUST CO % JEFFERSON COUNTY TREASURER 100 JEFFERSON COUNTY PKWY GOLDEN CO 80419 SHAW SARAH MARY 2855 EATON ST WHEAT RIDGE CO 80214 SYMMES JOHN M SYMMES ERIN C 2845 DEPEW ST WHEAT RIDGE CO 80214 VONDRA LAURA K 5684 W 29TH AVE WHEAT RIDGE CO 80214 WIERS FRANK C WIERS DARLENE 2826 EATON ST WHEAT RIDGE CO 80214 MO FO PROPERTIES LLC 12122 VIEWPOINT DR GOLDEN CO 80401 PFLUG STEPHEN G 2845 EATON ST WHEAT RIDGE CO 80214 RUBIO MARIA GUADALUPE RUBIO ELISSO 5640 W 28TH AVE LAKEWOOD CO 80214 SMITH LINDA 2844 DEPEW ST WHEAT RIDGE CO 80214 UNGER JOYCE E 4414 LOGAN ST DENVER CO 80216 WALRUS 5560 LLC 730 KALAMATH ST DENVER CO 80204 WITHAM JOHN J 2830 FENTON ST WHEAT RIDGE CO 80214 Ciof W hetyat R,i�de g T^D ITEM NO: `l DATE: August 8, 2016 REQUEST FOR CITY OUN IL ACTION TITLE: COUNCIL BILL NO. 15-2016 - AN ORDINANCE APPROVING A ZONE CHANGE FROM RESIDENTIAL - ONE C (R -1C) AND RESIDENTIAL -THREE (R-3) TO PLANNED RESIDENTIAL DEVELOPMENT (PRD) WITH AN OUTLINE DEVELOPMENT PLAN FOR PROPERTY LOCATED AT 2826 EATON STREET (CASE NO. WZ-16-05) ❑ PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS QUASI-JUDI, 'IAL: ommunity Develop ® ORDINANCES FOR 1sT READING (08/08/16) ❑ ORDINANCES FOR 2 (09/12 ® YES ❑ NO , fill t A x b-) - N City Manager ISSUE: This application is for approval of a zone change from Residential -One C (R -1C) and Residential - Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street. Planned development zoning is the first step in the process for approval of redevelopment of this site. If approved, the applicants would also need to apply for a Specific Development Plan (SDP), which would be approved by the Planning Commission. The purpose of the request is to allow the construction of nine dwelling units. PRIOR ACTION: The Planning Commission heard this request at a public hearing on July 21, 2016. The Planning Commission recommended approval of the zone change to PRD with an ODP. The staff report, minutes of the meeting and final recommendation by Planning Commission will be provided for the public hearing on September 12, 2016. Council Action Form — Zone Change for 2826 Eaton Street August 8, 2016 Page 2 FINANCIAL IMPACT: Fees in the amount of $1,115 were collected for the processing of Case No. WZ-16-05. BACKGROUND: Subject Property The property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 20 Avenue on Eaton Street. The site consists of ten 25 -foot -wide lots across two parcels, all with the address of 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot is vacant. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. Surrounding Land Uses The site is surrounded predominantly by residential uses, with a mix of residential zone districts; R- TC, R-2, and R-3. There is also some commercially zoned (C-1) property along 291h Avenue with neighborhood -serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominant in the entire area, with some multi- family housing units present, generally located along 28th Avenue, south of the subject site. Current and Proposed Zoning The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R -1C district allows for medium -density, small lot, single-family residential, while R-3 allows for medium density, multi -family residential neighborhoods. The applicants, Squareroot Cottages, LLC, have proposed a PRD for a "pocket neighborhood" concept, which would accommodate five single-family dwelling units and two, two-family units on the site for a total of nine units. The one-story and one -and -one -half -story homes would be oriented around a common courtyard in the center of the site. The site is designed to accommodate both common open area and small private yards that will be separated by fences. The common area will include both a covered parking area and an uncovered parking area and drive aisle, a common storage shed, and a common courtyard area. There are no plans to include garages, and all on-site parking is proposed to be on the northern end of the site. 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 any future site redevelopment. RECOMMENDED MOTION: "I move to approve Council Bill No. 15-2016, an ordinance approving a zone change from Residential -One C and Residential -Three to Planned Residential Development with an Outline Development Plan for property located at 2826 Eaton Street on first reading, order it published, public hearing set for Monday, September 12, 2016 at 7 p.m. in City Council Chambers, and that it take effect 15 days after final publication." Council Action Form — Zone Change for 2826 Eaton Street August 8, 2016 Page 3 REPORT PREPARED/REVIEWED BY; Lisa Ritchie, Planner II Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 15-2016 INTRODUCED CITY OF WHEAT RIDGE BY COUNCIL MEMBER COUNCIL BILL NO. 15 ORDINANCE NO. Series of 2016 TITLE: AN ORDINANCE APPROVING A ZONE CHANGE FROM RESIDENTIAL -ONE C (R -1C) AND RESIDENTIAL -THREE (R-3) TO PLANNED RESIDENTIAL DEVELOPMENT (PRD) WITH AN OUTLINE DEVELOPMENT PLAN FOR PROPERTY LOCATED AT 2826 EATON STREET (CASE NO. WZ-16-05/EATON STREET COTTAGES) 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, Squareroot Cottages, LLC has submitted a land use application for approval of a zone change to a Planned Residential Development zone district with an Outline Development Plan for property located at 2826 Eaton Street; and, WHEREAS, the proposal meets the zone change criteria; and, WHEREAS, the proposed zone change is supported by the City's Comprehensive Plan—Envision Wheat Ridge and the zone change criteria specified in Section 26-112. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Upon application by Squareroot Cottages, LLC for approval of a zone change from Residential -One C (R-1 C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street, 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: Parcel I: The North 10 feet of Lot 26 and All of Lots 27 to 30, inclusive, and All of Lot 31 Except the North 22 feet, Block 5, Lakeside Resubdivision of Blocks one to seven and N '/2 Of Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado ATTACHMENT 1 Parcel II: The North 22 feet of Lot 31 and All of Lots 32 to 35, inclusive, Block 5, Lakeside Resubdivision of Blocks one to seven and N'/2 Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado 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 objective 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 _ to _ or this 8 t day of August, 2016, ordered it published with Public Hearing and consideration on final passage set for Monday, September 12, 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: 2"d publication: Wheat Ridge Transcript: Effective Date: City of ��rWheatR,d ige MMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lisa Ritchie DATE OF MEETING: July 21, 2016 CASE NO. & NAME: WZ-16-05 / Eaton Street Cottages ACTION REQUESTED: Approval of a zone change from Residential -One C and Residential -Three to Planned Residential Development with an Outline Development Plan to allow the construction of 9 single- and two-family homes. LOCATION OF REQUEST: 2826 Eaton Street PROPERTY OWNER: Squareroot Inc. APPROXIMATE AREA: 31,172 square feet (0.72 acres) PRESENT ZONING: Residential -One C and Residential -Three COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: ' COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION VICINITY MAP All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WZ-16-05 is an application for approval of a zone change from Residential -One C (R- CC) and Residential -Three (R-3) to Planned Residential Development (PRD) and an Outline Development Plan (ODP) for property located at 2826 Eaton Street. The purpose of the request is to permit development of a 9 single and two-family cottage styles homes around a common courtyard. The City's planned development approval is a two-step process. The first step is for the zone change to PRD and an approval of an ODP. The ODP document will set allowed uses and development standards for the property. The ODP also contains a general concept plan which labels areas of landscaping, parking, building footprints and access points. Should the zone change and ODP be approved, the second step is approval of a Specific Development Plan (SDP) which focuses on the details of the development such as final drainage, street improvements, architecture and final lot layouts. A subdivision plat will be required as well. The applicant is requesting a two-step approval, which is permitted in the code pursuant to Sec. 26-302. The first process for the ODP approval requires a public hearing in front of both Planning Commission and the City Council. If the zone change and ODP are approved, a future second application for an SDP is reviewed and approved by Planning Commission only, with no hearings before City Council. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY The property is located in southeast Wheat Ridge. It is located mid -block between 28`h Avenue and 291h Avenue on Eaton Street. The site consists of ten (10) 25 feet wide lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot is vacant. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R -1C district allows for medium -density single-family residential, while R-3 allows for medium density multi -family residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R -1C, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property along 29th Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along 28`h Avenue, south of the subject site. (Exhibit 2, Zoning Map, Exhibit 3, Aerial Photo, Exhibit 4, Site Photos) III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan which contains four sheets. The ODP is a zoning document that will establish allowed uses and development standards for the property. The ODP also contains a general concept plan which includes a conceptual site layout, proposed lots, building footprints and general architectural themes. (Exhibit 5, Reduced copy of ODP document) Planning Commission 2 WZ-16-05 — Eaton Street Cottages The applicants, Squareroot Construction, have proposed a `pocket neighborhood' concept, which would accommodate five (5) single-family dwelling units and two (2) two-family units on the site for a total of nine (9) units. The 1 story and 1 '/z story homes would be oriented around a common courtyard in the center of the site. The site is designed to accommodate both common open area and small private yards that will be separated by fences. The common area will include both a covered parking area and an uncovered parking area and drive aisle, a common storage shed, and a common courtyard area. The homes are not proposed to include garages, and all on-site parking is proposed to be on the northern end of the site. Allowable Uses The property is currently zoned R -1C and R-3. The portion zoned R -1C allows for the City's smallest lot single-family dwellings, foster care homes, governmental buildings and group homes. R-3 allows single-, two-, and multi -family dwellings. The proposed uses are limited to single- and two-family dwellings, home occupations, household pets, and common area uses include parking, courtyard open space, storage, community garden, and active and passive recreation. Lot Size, Setbacks, Lot Coverage and Height Lot sizes proposed are a minimum of 1,850 square feet. Specific lot sizes are not included on the ODP document. Small lots are proposed for the home sites, with a large common area for shared use by the residents. Building footprints are shown, along with minimum setbacks. The proposed front setback (Eaton Street) has two standards. Up to 22% of the frgntage has a 10 foot minimum setback, and the remainder has a 20 foot setback. It should be noted that there is roughly 15 feet between the existing edge of street pavement and the front property line. Side (north and south) and rear (east) setbacks for the homes are proposed to be 10 feet, and 6 feet for the accessory structures. The maximum building coverage is proposed to be 43%, which is slightly greater than the current zone district requirement is 40% for both R -1C and R-3. The maximum height for homes is proposed to be 28 feet, which is less than the current zone district allowance of 35 feet. The proposed height for the carport is a maximum of 22 feet, and 16 feet for the storage shed. Access and Parking The ODP proposes a common parking area on the northern end of the site that will include both covered and uncovered parking. The applicant intends that the HOA will manage and maintain the parking, with some dedicated spots for each unit, and some that are non -dedicated for use by visitors and guests. The applicants are proposing a reduced parking ratio than what is typically required in the code. The smaller unit sizes, availability of on -street parking along Eaton Street, and relative walkability of the area are the primary reasons for this request. Approximately 7 to 9 on -street parking spaces could be available, depending on final streetscape design. Homesite Configuration The ODP proposes to orient the homes around a common courtyard that may contain shared amenities, such as an outdoor fireplace and community gardens. This area will be owned and maintained by the HOA. Each home will be located on its own lot, and will likely be fenced in Planning Commission WZ-16-05 — Eaton Street Cottages to separate the private yards from the common areas. The homes that front Eaton Street will be designed to not appear closed off to the street; rather they will have porches and architectural features that are oriented toward both the street and the interior courtyard. Drainage and Public Improvements The ODP proposes multiple drainage areas on the site, comprised of smaller areas between the carport and the homes, and a larger area on the southwestern corner of the site. The proposed streetscape will comply with the Streetscape Design Manual, and will include a new attached sidewalk. To further define the parking areas, the applicant proposes bulb -outs at the parking area entry and near an existing large evergreen on the site. Proposed Density and Relationship to Surrounding Area The proposed density for the project is 12.6 dwelling units (du's) per acre. The existing neighborhood currently contains a mix of residential densities. The property immediately to the south contains a two-story multi -family building with 10 units and a density of 22.3 du's per acre. There are nine single-family homes along the west side of Eaton Street between 28th and 291h Avenues with an average density of 6.5 du's per acre. If the ODP were to be approved, the average du's per acre for the east side of Eaton Street between 28th and 29th Avenues would be 13.5. Beyond this block, mixed densities continue, with additional two-story multi -family buildings and single-family development. The project proposes a scale and mass for the homes that is consistent with the smaller existing homes along Eaton Street. Staff believes that the proposed density is consistent with the area. In addition, the proposed homes are roughly 800 square feet and 1,300 square feet, which are consistent with the smaller existing homes in the area and will not have the same impact on the neighborhood as larger homes. Architecture The applicant has provided renderings in the ODP of the proposed cottage style architecture with homes that are 1 and 1 %2 story in height. Details include covered front and rear porches, and materials will primarily include painted lap siding. Additional architecture will be required and reviewed at the time of the SDP. Comparison Table of Development Standards Standard R -IC R-3 Eaton Street Cottages Single-family Single, two, and Attached and detached single-family homes and multi -family homes dwellings, home occupations, Uses accessory uses, and accessory uses, household pets. Common area uses such as home such as home include parking, storage, community occupations occupations garden, active and passive recreation Per the ODP, "Architecture will be traditional and will feature covered Architectural None None front and rear porches, lap siding, and Standards detailing not typically found on production homes." Planning Commission 4 WZ-16-05 — Eaton Street Cottages Standard R -IC R-3 Eaton Street Cottages Max. Building 35 feet 35 feet 28 feet Height Max. Building 40% 40% 43% Covera e Setbacks, Homes Front 20 feet 25 feet 10 feet for no more than 22% of the frontage, 20 feet for the remainder Side 5 feet 5 feet 10 feet Rear 5 feet 10 feet 10 feet Setbacks, Ace. Front 20 feet 25 feet 10 feet Side 5 feet 5 feet 6 feet Rear 5 feet 5 feet or 10 feet 6 feet IV. ZONE CHANGE CRITERIA The zone change and ODP application require analysis relative to the zone change criteria outlined in Section 26-112 E. Staff provides the following analysis: 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. Portions of the property are currently vacant and the proposed plan is consistent with the neighborhood and will not result in a significant adverse effect on the surrounding area. The new homes should have a positive impact on the neighborhood both aesthetically and from a property value perspective. 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 a 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 developers' expense. Should the zone change be approved, a more detailed review will occur at the time of the Specific Development Plan. Staff concludes that this criterion has been met. 3. At least one 1 of the following conditions exists: Planning Commission 5 WZ-16-05 — Eaton Street Cottages 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. Excel pt.from Envision Wheat Ridge Structure Plan Neighborhoods see Chapter 3 Criteria for diHererent Neighborhood types UJ ' ch Y I Site Location I Envision Wheat Ridge, the City's 2009 Comprehensive Plan, identifies this area as Neighborhood, which is a designation for areas to be the places for people to own homes and thrive and where residents of all ages can live safely and comfortably. The plan includes the following goals for the Neighborhood designation associated with this location: 1. Maintain and enhance the quality and character of Wheat Ridge's established neighborhoods. 2. Increase housing options. 3. Increase investment and stability in Neighborhood Revitalization Areas. The proposal provides homes with a compatible scale and style for new homes in an established neighborhood. Under the current code, the applicants could construct large homes up to thirty five feet tall in a style that is architecturally different than the existing context. Rather than taking this approach to maximize their investment in the property, they are proposing homes that are similar in scale and style to the surrounding area. This proposal will maintain the current architectural character while enhancing the neighborhood through the investment in the property. Planning Commission 6 WZ-16-05 — Eaton Street Cottages The proposal also provides an increase in housing options for the City. The applicants envision a pocket neighborhood with a design that encourages interaction between the residents. In addition, it is anticipated that potential owners will understand that parking provided is less than a typical single-family home. This type of development has been constructed in areas throughout the United States and has proven to be desired by some. Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning map of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current R-1 C and R-3 designations as they appear on the City's zoning map. 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. There is evidence of some residential redevelopment pressure in the surrounding area. Over the past few years, a number of land use applications and building permits have been sought by homeowners and developers to remodel, scrape and rebuild, or develop vacant land for residential use in the area. If this application is not approved, the applicants indicate that they would likely build fewer, but larger, single- and two-family homes under the current zoning. The proposal is for a unique development type that the current zone district regulations do not contemplate, but may be more appropriate and compatible with the area. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate a zone change support this request. V. NEIGHBORHOOD MEETING The required pre -application meeting for neighborhood input was held on November 4, 2015. There were approximately 12 members of the public in attendance. (Exhibit 6, Neighborhood Meeting Notes) Planning Commission WZ-16-05 — Eaton Street Cottages VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and the ODP regarding the ability to serve the property. Specific referral responses follow: West Metro Fire Protection District: No concerns with the proposal. Wheat Ridge Water District: No comments. Wheat Ridge Public Works: No concerns at this time. The applicant is continuing to work with Public Works to finalize their drainage plan and traffic studies. Wheat Ridge Sanitation District: No objections with the proposal. Xcel Energy: No concerns. Wheat Ridge Police Department: No concerns with the proposal. VII. STAFF RECOMMENDATION Staff concludes that the proposed Planned Residential Development zoning and accompanying Outline Development Plan are consistent with the goals and policies of the City's guiding documents, including Envision Wheat Ridge. In Sec. 26-301.C. of the code, the purpose of a planned development is discussed and includes the following: 1. To accommodate extraordinary or unique development proposals that are not feasible under standard zone districts. - This proposal could not be accommodated through the existing zoning on the property due to its unique configuration of home sites around a common courtyard and consolidated parking area. 2. To accomplish compatible development with adjacent commercial, residential and/or industrial land uses through proper land use transitions and buffering techniques. - While the existing zoning could result in compatible development, the planned development process requires that this be taken into consideration for each unique site. 3. To promote flexibility in design and permit diversification in the location of structures. - The planned development process for this project would result in a site with structures not in typical configuration for single- and two-family homes through a flexible approach to design. 4. To promote the efficient use of land to facilitate a more economic arrangement of building, circulation systems, land use and utilities. - This project proposes a drainage plan and parking area that is consolidated and eff cient for the site. 5. To preserve to the greatest extent possible, the existing landscape features and to minimize impacts on other natural features of the site. - It is the intent of the applicant to save the large existing evergreen on the site. Planning Commission 8 WZ-16-05 — Eaton Street Cottages 6. To combine and coordinate architectural styles, building forms and building relationships within the planned developments. - The planned development process will result in a project that has considered an appropriate architectural style for the area, and how the buildings and site configuration will impact the social lives of the residents and surrounding area. 7. To promote conformance with the adopted comprehensive plan, established policies and guidelines for the area and for the community. - As provided in the analysis above, the planned development process would result in a project in conformance with the Comprehensive Plan and the Neighborhood Revitalization Strategy. Staff further concludes that the proposal provides a housing option that is not currently available within the City of Wheat Ridge. The style and scale of the proposed housing is consistent with the existing area and more appropriate than larger single-family or two-family homes. The neighborhood is relatively walkable and a reduced parking requirement should not cause harm to the surrounding area, particularly when factoring in available adjacent on -street parking. Because the proposed zoning and ODP meet the criteria for evaluation, a recommendation for approval is given for Case No. WZ-16-05. VIII. SUGGESTED MOTIONS Option A• "I recommend APPROVAL of Case No. WZ-16-05, a request for approval of a zone change from Residential One -C and Residential -Three to Planned `kesidential Development with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents; 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood; 4. All requirements for an Outline Development Plan have been met. Option B• "I recommend DENIAL of Case No. WZ-16-05, a request for approval of a zone change from Residential One -C and Residential -Three to Planned Residential Development with an Outline Development Plan for property located at 2826 Eaton Street, for the following reasons: 1. 2. ..." Planning Commission 9 WZ-16-05 — Eaton Street Cottages Exhibit 1 — Applicant letter ROSS CHAPIN ARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 98260 T: (360) 2212373 • E: ross@rosschapin.com • W: www.rosschapin.com-www.pocket-neighborhoods.net Eaton Street Cottages 2826 Eaton Street • Wheat Ridge, Colorado May 10, 2016 OVERVIEW Eaton Street Cottages is a development of 9 homes on 3/4 of an acre, gathered around a shared community green space with parking clustered to the side. Each cottage has its own private yard, surrounded by a low fence and garden gate. Fostering neighborly connections is a keynote in the design of this development. While small by today's standards (800 to 1325 square feet), the homes will be designed to live large and be well crafted and detailed beyond typical market homes. TABULATIONS Dwellings: 9 approximately 800 SF to 1325 SF Parki ng spaces: 9 covered — on site (assigned) 5 uncovered — on site (unassigned) 5 on street 19 total parking 1.55 spaces per unit on site 2.1 spaces per unit total Site Area: 31,2551 SF Building Coverage: 12,360 SF 39.6% of Site Area DESIGN FOR COMMUNITY The most significant aspect of the Eaton Street Cottages site plan is that it's designed with the neighborhood in mind. While most subdivisions have flanks of garage doors facing the street and homes oriented to private back yards, this is a pocket neighborhood of small houses with large porches open to a common courtyard. There are no garage doors facing the street There is only one driveway to a clustered parking area and the 1 and 11/2 -story cottage homes along the street offer a friendly face to surrounding neighbors and passersby. Parking is deliberately placed so that residents walk from their car doors to their front doors through the shared commons, offering a chance to enjoy the garden and chat with a neighbor. These informal meetings encourage casual connections to become friendly neighbors and perhaps even long-term friendships. And when neighbors know one another, they tend to look after each other. They care. In this day and age, this is a valuable security. Eaton Street Cottages Narrative papa J of 4 Planning Commission 10 WZ-16-05 — Eaton Street Cottages Balancing Community and Privacy Community can be wonderful, but too much community can be suffocating. On the other hand, with too much privacy, a person can feel cut off from neighbors. Creating multiple 'layers of personal space' will help achieve the right balance between privacy and community. In the design of Eaton Street Cottages, there is a narrowed passage between the public street and the semi-public commons, creating a sense of entry and territorial ownership. Between the commons and the front door, there are five additional layers: a border of shrubs and flowers at the edge of the sidewalk / a low fence / the private yard / a covered porch with a low railing and flowerboxes / and then the front door. With this layering, residents can feel comfortable being on the porch — enough enclosure to be private, with enough openness to acknowledge passersby. Layers of personal space continue on the interior of the homes. Active living spaces are oriented toward the shared commons and the more private, personal spaces, are at the back of the house or upstairs. Most of the cottages also have a secluded garden out the back door to retreat to. The house plans have three 'open' sides and one 'closed' side so that they 'nest' together, ensuring privacy between dwellings. The open sides have windows facing the commons and private yards, while the closed side has high windows and skylights. Through the use of a landscape easement, the side yard of each cottage extends to the face of the neighboring building, offering more usable garden space. PARKING, STREET DESIGN, BICYCLES AND STORAGE Given the relatively small size of the homes (806 and 1325 SF) and proximity to public transit and local amenities like restaurants, retail and parks, it is anticipated than many residents will have one car. At Eaton Street Cottages, each resident will have one designated covered parking space, and the community has an additional five un- designated open parking spaces for shared use. In addition, there are five on -street parking spaces for public use. On street parking spaces are in parking pockets. This is achieved by replacing existing road pavement outside of the drive lanes with landscaped planting beds. This street design calms traffic by narrowing the visual width of the street, clarifies where parking is/ is not allowed, preserves standard drive lane widths, reduces heat island effect and softens the appearance of the project from the street. In addition to covered parking for cars, there is covered storage space for resident's bicycles. Adjacent to the covered parking is an accessory building for multiple uses: recycling and refuse, community toolshed and storage, and individual resident storage units. SIMPLE MATERIALS, RICH DETAIL In this packet are two cottage home plans: Erin (1 1/2 -story detached) and Willows (single story duplex). Each has gabled roofs and room -sized porches. While the materials are Eaton Street Cottages Narrative page 2 of 4 Planning Commission 1 1 WZ-16-05 — Eaton Street Cottages common — vinyl windows, painted fiber -cement siding, exposed rafter tails — there is careful attention to detail, proportion, and scale. A PATTERN LANGUAGE FOR EATON STREET COTTAGES The following is a list of guiding patterns and relationships that underlie the design of this community and its cottages. POCKET NEIGHBORHOOD This is the basic building block for strong and vibrant communities. Pocket neighborhoods are clustered groups of homes gathered around a shared open space such as a garden courtyard or pedestrian street. Pocket Neighborhoods are sized around the scale of sociability— 4 to 12 nearby neighbors who relate on a daily basis. COMMONS AT THE HEART The shared open space is a key element of a pocket neighborhood. It is an intermediate zone between private dwellings (home, yard) and public space (street, park). Residents surrounding this space share in its care and oversight, thereby enhancing a felt and actual sense of security and identity. Because of its location and design, this space fosters casual interaction among neighbors, which, in time, can grow into caring friendships and a meaningful sense of community. LAYERS OF PERSONAL SPACE just outside the front door of a home is a zone of space that is both private and public. Left undefined, a person is apt to feel exposed. Too enclosed, a person will feel cut off from neighbors. Finding the right balance is the key to cultivating community. A pocket neighborhood may have several layers of personal space that are clearly defined transitions from private to public: closest in may be a covered front porch with a low railing and a band of flowerboxes, then a small private yard with a low fence, a border of shrubs and flowers at the edge of the commons walk. • ACTIVE ROOMS FORWARD, PRIVATE ROOMS BACK AND ABOVE Layers of Personal Space continue on the interior of the homes, too: the more active living spaces are toward the shared commons; the more private, personal spaces are toward the back of the house and upstairs. NESTED HOUSES Having a neighboring house peering into one's private living space can be uncomfortable and claustrophobic. Therefore, design houses with three 'open' sides and one 'closed' side so that neighboring houses 'nest' together with no window looking into a neighbor's living space. High windows and skylights on the closed side can bring in ample light. Variations on this can work for attached dwellings. FULL -USE SIDE YARDS Achieve this with "landscape easements" allowing use to face of neighboring building. SECLUDED OUDOOR SPACE Sometimes, having a secluded garden is just what is needed to recharge a busy life. Locate this space at the rear of the dwelling, or on a roof terrace for the most privacy. PLACE FOR PLANTING Most people find satisfaction being able to work with the soil and grow plants; so include some private ground space for each dwelling: a small yard, a planting bed, or even flowerboxes. Locate at least some of the private garden in view of the shared common area — it will be a personal touch that contributes to the character of the commons, as well as a way of fostering connections with neighbors. FRONT PORCH A living -sized front porch is perhaps the key element in fostering neighborly connections. While it gives charm to a house, it should not be a "faux" porch appliqu6d just for looks. A good porch functions as an outdoor living room, whether for reading a book, gathering for a midsummer supper, or lingering in conversation with several friends. Locate it within sight and sound of the pedestrian public space. EYES ON PUBLIC SPACE The first line of defense for personal security is a strong network of Eaton Street Cottages Narrative page 3 of 4 Planning Commission 12 WZ-16-05 – Eaton Street Cottages neighbors who know and care for one another; but they need to see who is coming and going to be effective. Therefore, locate active interior spaces with a view to the courtyard, lane or street. This can also be helpful to keep an eye out for young children in the commons, and to be watchful for personal emergencies. ENUF STORAGE Make sure households have enough storage space. Small is beautiful, but it can get cluttered if there's not room for the residual stuff of life: suitcases, holiday ornaments, old photo albums, turkey pans, snow tires, bicycles, camping gear, hand tools, and what not. Storage places inside the house can be closets, cubbies, cabinets, shelves and attics; Outside storage may be served in a dedicated building. CORRAL THE CAR Cars are essential for many people, but that doesn't mean they need to dominate the pedestrian space. Start first by locating parking to be a good neighbor; don't have garage doors greeting guests! Instead of streets with wide driveways and garage doors, create access lanes for parking and services at the rear of the house. REMOTE PARKING When residents walk from the car door to the front door through the shared commons, they have more opportunities to say "hello" to a neighbor along the way, or just enjoy the garden. Remote parking can also allow more flexible use of a site and decrease the amount of hard surface. UNASSIGNED PARKING Every residence should have one assigned parking space, but more than that can be un -assigned. This way, multiple residents may use it at different times, effectively increasing the parking efficiency. MAILBOX CLUSTER When mailboxes are clustered near the main entrance to the shared open space or commons house, 'chance' meetings among neighbors are increased. COMMUNITY BICYCLE SHELTER Bikes should not be on porches, which is where they end up without an alternative. Build a shared bicycle shelter near the entrance for ease of use. GARDEN SHED There is no need for every home to have a lawn mower, weed -whacker and tiller. Build a garden shed for shared tools, as well as extra garden tables, chairs and games. CONNECTION & CONTRIBUTION This should be the FIRST pattern to consider. When designing any project, take note of the larger context you're building in (the block, neighboring buildings, etc. Ask: What works well? What doesn't? Are there missing 'teeth' in the rhythm of buildings or trees along the street? Then ask, how can this project connect and contribute to making the larger context stronger /richer /more whole? In other words, be a good neighbor. Eaton Street Cottages Narrative page 4 of 4 Planning Commission 13 WZ-16-05 — Eaton Street Cottages Exhibit 2 — Zoning Map 02901 02902 02901 2895 05790 05684 05680, 05650 05500_ 6 t 05790 05700 05684 05680 05650 05560 055D0 2885 05790- 0568b 05680 05650 �', 02865 -- 05790 62867 05684 05680�� 05650 02865 02872 02867 05684 05680.; 05650 f�0289- 6-� 02861 287502872 02855 02826 02885 02_896 02861 02868 02855 02826 ' 02885 ®r 02852 02857 ch 2865 02868 02845 02826_`. 02875 02852 02857 W H - F-02844 02 4 5 5 Q 2845 D2838 02845 N, 02826 0287 _ Z 02838 02835 Z 028 02826 028'45 44 02845 U GO.` 02844 02835 __ 02834 62835 �- 02826 02845 12825 W W 02844 02835 02834 02827 02826 02845 a LL 02830 02827 02826 02845 02844 02829 2815 02830 02823 02826.02825 02838 02820 02823 62825 02838 02825 28054 02820 02819 _- 0283$ 42819 02810 02819 "P 02815 02812 02819 2795 02810 02809 _[- .� 02915 02812 42819 2785 02800 02809 02805 02804 02819 02800 02809 r 02805 02800 02819 -rT^ 12775 L __ 28CHrAVE 2765 02780 -..P I1F�,022027,80 0279581 �` _ 02780 02781 027,80 . Planning Commission 14 WZ-16-05 — Eaton Street Cottages Exhibit 3 — Aerial Photo Planning Commission 15 WZ-16-05 — Eaton Street Cottages Exhibit 4 — Site Photos This photo is taken along Eaton Street looking north. A large existing evergreen is intended to be saved by the applicants. Planning Commission 16 WZ-16-05 — Eaton Street Cottages This photo is taken from the southwestern corner of the property, looking along the southern property line at Eaton Street. The southern existing home is shown. This photo is taken near the center of the property from Eaton Street. The home on the right is the existing southern home, the small home behind the fence in the rear is also on the property. The large existing garage is shown on the right. Planning Commission 17 WZ-16-05 — Eaton Street Cottages ,. This photo is looking northeast at the vacant portion of the property where the parking area will be located. This photo is taken from near the southern property line of the subject property, looking at the properties along Eaton Street on the west side. Planning Commission 18 WZ-16-05 — Eaton Street Cottages �„ �j � '.�.�: �► ,`'fir'; •'^- A. Exhibit 5 — Eaton Street Cottages Outline Development Plan Planning Commission 20 WZ-16-05 — Eaton Street Cottages Exhibit 6 — Neighborhood Meeting Notes NEIGHBORHOOD MEETING SUMMARY Meeting Date: November 4, 2015 Attending Staff: Meredith Reckert, Senior Planner Lisa Ritchie, Planner II Zack Wallace, Planning Technician Property Address: 2826 Eaton Street Applicant: Andrew Gibson, Mark Davis, and Mark O'Brian Square Root Construction PO Box 12370 Denver, CO 80212 Applicant Present?: Yes Existing Zoning: Residential -Three (R-3) and Residential -One C (RI -C) Existing Comp. Plan: Neighborhood Existing Site Conditions: The site consists of ten (10) lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot remains undeveloped. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. This property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 29th Avenue, on Eaton Street, five (5) blocks west of Sheridan Boulevard. The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R- 1 C district allows for small lot medium -density single-family residential, while R-3 allows for medium- to high-density residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R -1C, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property to the north along 29th Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along/near 28th Avenue, south of the subject site. Planning Commission 21 WZ-16-05 — Eaton Street Cottages Applicant/Owner Preliminary Proposal: The applicants, Square Root Construction, have proposed a `cottage court' concept, which would accommodate eight (8) single-family dwelling units surrounding a center courtyard on the site. Each of the housing units would have a building footprint measuring roughly 30' x 20' and offer approximately 1,100 square feet of living space. The current site plan indicates the inclusion of a parking area on the northern and southern ends of the property. A looped pedestrian path creates a large open space between the homes, to be used as a common area. According to the applicants, houses would be owner -occupied, with the rest of the land area designated as common area. A homeowners association (HOA) would be in place for the maintenance of the common area landscaping, parking and snow removal, as well as any maintenance of storm water detention and/or water quality facilities. The applicants favor this particular location because their `cottage court' proposal is contextually sensitive to the existing neighborhood character. The area also provides walkable commercial and recreational opportunities, which fits their development mindset. The applicants acknowledge that their site plan will likely be revised following feedback from community development staff and other professional opinions. They have been in contact with The Cottage Company, based out of Seattle, which has built several cottage communities of this type in Washington, to work out more specific details of a revised site plan. At this time, the applicants are primarily interested in initial feedback from staff and will likely hold a neighborhood meeting to obtain feedback from the neighbors. If they ultimately acquire the property and the proposal for the cottage unit development is not approved by City Council, or meets heavy opposition by residents, the applicants indicated they may construct single-family homes that comply with the existing zone district standards. Attendance from the neighborhood: Twelve people from the neighborhood attended the meeting; see attached sign-up sheet. The following is a summary of the neighborhood meeting: • Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezone to Planned Residential Development request. • The applicant explained the development proposal. • The attendees were informed of the process for a rezoning to Planned Residential Development. The following issues were discussed regarding the application: What happens if the HOA is ineffective or doesn't provide property maintenance? • The applicant is aware that sometimes small HOA's have this challenge. They are in discussions with management companies that combine providers for these types of small HOAs in order to gain efficiency of service. Planning Commission 22 WZ-16-05 — Eaton Street Cottages How will the applicants prevent homeless people from gathering in the common area? • The applicant feels the site design will discourage this, with houses oriented toward the common area. Other neighbors on the block are not concerned with this happening in this particular location. Will these be owner -occupied units? • The applicants intend to sell all units to owner occupants. Whether or not the buyer rents them out is not in their control. What is the duration of the construction timeframe? • The applicants intend to construct all units at the same time, approximately in a 9-12 month timeframe. Is there a reason the applicant is not proposing 4 standard homes? • The applicant feels this design concept is more appropriate for this area. Any traditional single family homes built would likely be large and out of character with the surrounding area. What will the price range be? • The applicants desire these to be affordable homes, however they will be market driven. They are unsure at this time, as site development costs are not finalized and there are few comps for this product type. How is this similar to Yukon Grove? • Yukon Grove, near 32nd Avenue and Wadsworth Blvd, are semi -custom homes with attached two -car garages. The homes are bigger, and the site had a lot of public improvements required. What public improvements will be required for this project? • The applicants will finish the curb, gutter and sidewalkfor the entire length of the property. They will also provide drainage facilities, yet to be determined. Is there a plume of gas on this property? • Due to a leaking underground gas tank at 29`h Avenue and Fenton Street, some properties in the area have an underground gas plume. There are monitoring wells throughout the area and the applicants are working with an environmental engineer to determine the scope of the issue on the property. They have completed a Phase I Environmental Assessment and the results do not identify any areas of great concern. What if the property is rezoned and then the applicant walks away? • If that happens, another applicant could complete the projector rezone it again. What will the parking requirement be? • The starting point for the parking requirement will be what is defined in the code, 2 off- street spaces per unit. Staff will work with the applicant to ensure adequate parking is provided. Planning Commission 23 WZ-16-05 — Eaton Street Cottages What will the setbacks be? • The starting point for determining setbacks will be typical residential setbacks in the area. Staff will work with the applicant to ensure adequate setbacks are provided. How can the applicants construct public improvements and still provide affordable units? • The cost of the homes will be market driven, to include all associated development costs. The final price point is still to be determined. This particular neighborhood is very hodge-podge. It would be nice to see a proposal that relates better to the neighborhood. • The applicants feel this proposal relates very well to the neighborhood. How tall will the homes be? • The applicants intend to construct 1 M2 to 2 -story homes, likely. No written correspondence was received regarding the meeting. Planning Commission 24 WZ-16-05 — Eaton Street Cottages L99 GRID j i an r;rsl _ L4 QUO .m WZ-16 05 I a czmm-- Eaton Street Cottages ` ' `= `° ' U3 M aM0 -QDM _UM—MT JIM0s Request for approval of a zone change to Planned Residential r .-Q W. IRMtl �� Development with an Outline Development Plan GsO.0 Y Planning CommissionUDD — , July 21, 2016 Aerial : 2826 Eaton Street Current Zoning _ Aerial : 2826 Eaton Street Comprehensive Plan Eaton Street Cottages — Existing Conditions Orr--- ---ter Eaton Street Cottages — Existing Conditions r Eaton Street Cottages — Existing Conditions Eaton Street Cottages — Existing Conditions Eaton Street Cottages — Existing Conditions Eaton Street Cottages — Existing Conditions �. . Eaton Street Cottages — Existing Conditions ODP and SDP Process • Neighborhood Meeting • Held on November 4, 2015 Twelve neighbors attended • Outline Development Plan: • Zoning document • PC makes a recommendation to City Council • Specific Development Plan: • Site Plan • PC approves or denies • Subdivision Plat: • Major Subdivision — Planning Commission and City Council Public Hearings Sheet 1 - ODP Sheet 2 - ODP � Sheet 3 - ODP Sheet 4 - ODP Application Summary - ODP Application Summary - ODP t.. -1 Eaton Street Cottages Max. Building Coverage ao% 40% 43% Setbacks, Homes andaccessory multi -family and family dwellings, home Front 20 feet 25 feet 10 feet for no more than 22% of the home such as home frontage, 20 feet for the remainder Side 5 feet 5 feet 10 feet Rear 5 feet 5 feet 10 feet Setbacks, Acc. Per the ODP, Architecture will Front 20 feet 25 feet 10 feet Side 5 feet 5 feet 6 feet Rear 5 feet 5 feet or 6 feet 10 feet detailing not typically found on Application Summary - ODP t.. s Single-family Single-, two-, and Attached and detached single- andaccessory multi -family and family dwellings, home Uses uses, such as accessory uses, occupations, household pets. home such as home Common area parking, storage, occupations. occupations. community gardens, and active and passive recreation. Per the ODP, Architecture will be traditional and will feature Architectural covered front and rear Standards None None porches, lap siding, and detailing not typically found on production homes." Max. Building Height 35 feet 35 feet 28 feet Application Summary - ODP Site Design: 9 dwelling units oriented around a common courtyard Private and public space Common parking area at the north end of the site • Access: • Primary vehicular access point at northern end • Pedestrian access near the southern end Application Summary - ODP • Public Improvements: • 6 -foot attached sidewalk with bulb -outs to define parking areas • Final design will be determined as part of the SDP • To conform with the Streetscope Design Manual • Landscaping: • Final landscaping design as part of SDP • Intend to keep the large existing evergreen tree • Private yards, common area, and community gardens 10 owl Eaton Street Cottages — Neighborhood Rendering Application Summary - ODP • Architecture: • Intent is to provide traditional architecture with lap siding, front and rear porches and trim details not typically found on production home products • Homes fronting Eaton Street will orient toward the street and the internal common area • Homes will be designed with "Open" and "Closed" sides, which will allow both privacy and interaction Eaton Street Cottages —Renderings Eaton Street Cottages —Renderings Evaluation of Codes and Plans The Comprehensive Plan includes the following goals for the Neighborhood designation: Maintain and enhance the quality and character of Wheat Ridge's established neighborhoods • Increase housing options • Increase investment and stability in Neighborhood Revitalization Areas Evaluation of Codes and Plans Agency Referrals The Code includes the following as the purpose of a The following referral responses were provided: Planned Development: Wheat Ridge Sanitation: No concerns • To accommodate extraordinary or unique development Wheat Ridge Water: No comments proposals not feasible under standard zoning. Xcel Energy: No concerns • To accomplish compatible development West Metro Fire District: No concerns • To promote flexibility in design • To promote efficient use of land Wheat Ridge Public Works: No concerns, will • To preserve existing landscape features and minimize continue to work with the applicant to finalize the impacts on natural features drainage plan and plat • To combine and coordinate architectural styles, building forms and relationships • To promote conformance with adopted plans and policies 12/15/2016 - IV`- City of WheatP, d_ge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29°' 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) July 6, 2016 Dear Property Owner / Current Resident: This is to inform you of Case No. WZ-16-05, an application filed by Andrew Gibson for approval of a zone change from Residential -One C (R -1C) and Residential -Three to Planned Residential Development (PRD) with an ODP for property located at 2826 Eaton Street. 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 July 21, 2016 A 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. If you need inclusion assistance, please call Carly Lorentz, Assistant to the City Manager, at 303-235-2867 at least one week in advance of the meeting. «w�N .ci.ic heatridge.co.us Vicinity Map Site WZ 1605.doc 441 City of Wh6a-tRidd e g POSTING CERTIFICATION CASE NO. WZ-16-05 PLANNING COMMISSION HEARING DATE: July 21, 2016 f� / (name) residing at ��% % GD lSL �S� , ova W , 910 oyoor 01 - as the applicant for Case No. Public Hearing at (ad dre s s) (address) WZ-16-05 hereby certify that I have posted the Notice of 2826 Eaton Street (location) on this % day of ,%,; %;� 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: a 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 -1� -, City of W h6at Ridge- PUBLIC idge PUBLIC POSTING REQUIREMENTS 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 the hearing [sign must be in place until 5pm on July 21, 2016]. 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 dge ��Wh&atRlj, MUNITY DEVELOPMENT City of Wheat Ridge Municipal Building July 6, 2016 Mr. Andrew Gibson Square Root Cottages, LLC P.O. Box 12370 Denver, CO 80212 Re: WZ-16-05 Dear Mr. Gibson: 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 This letter is in regards to your application for approval of a rezoning to Planned Residential Development with an Outline Development Plan for property zoned Residential -One C and Residential Three and located at 2826 Eaton Street. I have reviewed the second submittal and have the following comments: ODP Comments: Sheet 1 1. Under Development Standards a. Additional clarification is desired under 4.D., add "when not attached" b. Correct typo in "Height" under 7.A. 2. Under Land Use Table, provide the use for the remaining 22%, assuming parking area, drives, and hardscape? Also, not as a part of the ODP, but confirm in a response that the building coverage percentage includes all dwellings, carports and storage. That is how it will be interpreted in the future unless clarified now. 3. Under Owners Certificate/Unified Control Statement, replace "Jefferson County Representative with the name of the person who will sign the document, and provide a signature line. 4. Under ODP Note, replace "may" with "any" Sheet 2 5. Add an arrow and notation for site access location at the parking entry point 6. Add a smaller arrow and notation for pedestrian site access location at the sidewalk location. 7. Is exterior fencing proposed? If so, consider adding a note This concludes the summary of comments. For the next review, please provide a response to this letter, including a response to each item identified above, and resubmit plans in the following formats: • Digital files of the resubmittal documents in Adobe .pdf format If a meeting to discuss these comments is desired, please let me know. Sincerely, Lisa Ritchie, Planner II 303-235-2852 lritchie@ci.wheatridge.co.us CC.' Case file (WZ-16-05) Enclosures �V, City of "�Wh6a-tPj.,dge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. June 16, 2016 Mr. Andrew Gibson Square Root Cottages, LLC P.O. Box 12370 Denver, CO 80212 Re: WZ-16-051 Dear Mr. Gibson: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 This letter is in regards to your application for approval of a rezoning to Planned Residential Development with an Outline Development Plan for property zoned Residential -One C and Residential Three and located at 2826 Eaton Street. I have reviewed the first submittal and have the following comments: ODP Comments: All Sheets 1. Include "Sheet No. X of X" of all sheets. 2. Use the same title block for all sheets. Sheet 1 3. Correct the type in "County Clerk", as redlined 4. Include a Sheet Index. 5. In the title block, revise to "An Outline Development Plan in the City of Wheat Ridge, Colorado." 6. In the title block, revise to "Part of the SE '/4 Section..." 7. Under Character of Neighborhood, include that this is a zone change from R-1 C and R-3 to PRD. 8. Under Allowed Uses: a. Suggest removing the language prohibiting a detached accessory structure. See comments under Development Standards. 9. Under the Land Use Table a. Add "Max." before "Building Coverage" b. Remove "Impervious Surface" and "5,460 SF (17%)" c. Add "Min." before "Open Space and Yards" — Suggest revising to 35% or 40% to give some flexibility for the future Specific Development Plan. Also suggest adding "Detention" to this line item, "Open Space, Detention and Yards" 10. Under Development Standards a. Insert "Existing Zoning: Residential -One C and Residential -Three" as Number 1. b. Insert "Proposed Zoning: Planned Residential Development" as Number 2. c. Suggest revising "Separation Between Houses" to "Separation Between Buildings" so there is no confusion that two-family dwellings are permitted. d. It is possible that how the City measures height may change in the future. Following "Building heights: 28' Max., suggest adding how this is measured, i.e. The vertical distance measured from the average elevation of the finished grade of the building to the mean height level between eaves and ridge for a gable, hip, gambrel or other roof. Determine a means of measuring that will work with the proposed architecture. e. Correct typo is Signage reference, see redline. f. Include "Parking Requirements: Min. 1.5 off-street spaces per dwelling unit" g. Is a Residential Subdivision sign desired? If so, identify on the ODP with a maximum sign area h. Include "Detached Accessory Structures: 1 permitted, Max. Size: XX SF, Max. Height: XX Ft" i. As proposed, the entire property could develop with a 10 foot front setback (Eaton St. Setback). Suggest including a maximum percentage of the frontage that could be developed at 10 ft, possibly 15 or 20%, then include a minimum setback for the remainder of the site, suggest 20 or 25 feet. 11. Add a Case History Table with the following cases: WZ-96-08 and WZ-16-05 12. Consider if it is appropriate to provide allowed uses in the Common Area, such as community gardens, active recreation, passive recreation, etc. Sheet 2 13. Revise title block of this sheet to the same as Sheet 1. 14. Revise to black and white for mylar recording. 15. Identify drainage/detention area. 16. Pbclude part of the adjacent property lines and zoning for adjacent properties. 17. Include all elements shown on the plan in the legend. 18. Provide a minimum 6 foot buffer between the parking lot and the north property line, and include a fence or other screen as per Sec. 26.502.E. 19. Revise label to "Detached Storage Shed". 20. Remove "Tabulations" (These are all shown on the first page). 21. Remove street trees from this plan. 22. Revise "Parking Strip" to "Landscape Strip". 23. Remove labels for "Open Side" and "Closed Side". Without definitions or other explanation, it is not clear what that is intended to provide. 24. The ODP document will not be determining which off-street parking spaces are dedicated and which are shared. This can be managed through the HOA. Additional Sheets 25. Suggest adding one or two more sheets that include images and diagrams identified on redlines. These will need to be revised to black and white for the final recording. Wheat Ridge Public Works: See attached comments and redlines from Dave Brossman dated June 6, 2016. West Metro Fire District: See attached comments from Bruce Kral dated .lune 2, 2016. Wheat Ridge Water District: No comments received. 2 Wheat Ridge Sanitation District: See attached comments from Bill Willis dated .lune 2, 2016. Wheat Urban Renewal Authority /Economic Development: No comments received. Wheat Ridge Police Department: No concerns. Century Link: No comments received. Comcast Cable: No comments received. Xcel Energy: See attached comments from Donna George dated June 15, 2016. Wheat Ridge Building Division: No comments received. This concludes the summary of comments. For the next review, please provide a response to this letter, including a response to each item identified above, and resubmit plans in the following formats: • One (1) full-size hard copy of the plans • One (1) hard copy of any revised plans or letters. • Digital files of the resubmittal documents in Adobe .pdf format We reserve the right to add additional substantive comments on the second review if new questions are raised from information requested on this review. If a meeting to discuss these comments is desired, please let me know. Sincerely, Lisa Ritchie, Planner I1 303-235-2852 lritchie@ci.wheatridge.co.us cc: Case file (WZ-16-05) Enclosures 3 City of W heat �idge PUBLIC WORKS Memorandum TO: Lisa Ritchie, Planner 11 FROM: Dave Brossman, Development Review Engineer DATE: June 6, 2016 SUBJECT: WZ-16-05/ Eaton St. Cottages, 2826 Eaton Street I have completed my review for the request of a zone change from Residential -One C (R 1- C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan to allow 9 small houses around a common courtyard with shared parking received on June 1, 2016, and I have the following comments: 1. A Trip Generation Study (TGS) comparing existing values with proposed values shall be required and will need to be included with the next submittal. Depending on the outcome of the TGS a full Txaffic Impact Study may be required. 2. The Conceptual Drainage Plan currently shows the southerly detention facility lying partially within the public Right -of -Way, which is disallowed. 3. Please note that all stormwater quality and detention facilities shall lie within a "Stormwater Detention Easement" located fully within the bounds of the property. These easements will be created on the Final Plat. 4. The Deed provided with this submittal does not include the Legal Description that would be found on the "attached Exhibit A" that was not attached. 5. Further technical comments will be provided during the Site Plan/Final Plat review process. To Lisa - Eaton Cottages_2826 Eaton St_Re-Zone_Review-Ldocx .(1) U 000 0 � ; W www cz 000 O O N M GO*�, t... G c r- o :� N O^� � r � U N x c J o b � 0 5 cDa.E CZ � U W W *, va o o ^ Q W p d o bA o a o �•` opo 04. czo rZ a F� C7 0 ❑ � o C b� o E U O � � ca O Q w _® ----- ---- ' i i {..tJ..fo i _ o o I o O o uopuaaaQ _ T g Fj W a w z Q a w U O U 433 S. Allison Parkway Lakewood, CO 80226 Bus: (303) 989-4307 Fax: (303) 989-6725 www.westmetrofire.org West Metro Fire Protection District Lisa Ritchie Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2852 Fax: 303-234-2852 www.ci.wheatridge.co.us Re: Case 4WZ-16-05 (2826 Eaton Street) Eaton Street Cottages Dear Ms. Ritchie, June 2, 2016 This property is within the West Metro Fire Protection District (WMFPD). Fire service will be provided as long as provisions of the International Fire Code, 2012 edition, including amendments, are met in development. WMFPD has no comments or concerns for this rezoning or the conceptual site plan. Fire apparatus access is acceptable from Eaton Street and West 29`h Avenue. The existing fire hydrants at Eaton Street and West 29a' Avenue are acceptable for the required minimum fire flow. Permits are required from the fire district for tenant improvements, all work on automatic fire protection systems, all work on automatic fire detection systems, underground fire line, solar photovoltaic systems, radio amplification, and for the storage of hazardous materials. WMFPD reserves the right to provide additional comments/requirements at the time when formal site plans are submitted and reviewed per applicable codes and amendments. If you have any questions contact me at 303-989-4307 extension 513 or e-mail: blaal@westmetrofire.org. Res , Bruce Kral Fire Marshal "Whatever It Takes "...To Serve From: Mark Cooney To: Lisa Ritchie Subject: RE: Referral - WZ-16-05 Eaton St Cottages Date: Wednesday, June 1, 2016 8:41:59 AM Attachments: imaae001.ioa I have no concerns with this proposal. Mark Cooney Investigations Commander Wheat Ridge Police Department 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2931 CONFIDENTIALITY NOTICE: This e-mail contains business -confidential Information. It is Intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication Is prohibited. If you received this communication In error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Lisa Ritchie Sent: Wednesday, June 01, 2016 8:38 AM To: Mark Cooney Subject: Referral - WZ-16-05 Eaton St Cottages Mark, The Wheat Ridge Community Development Department has received a request for approval of a zone change to Planned Residential Development at 2826 Eaton Street (Case No. WZ-16-05). Please download the application documents from the City drive: Folder: V:\Community Development\_Land Use Case Referral File name: WZ-16-05 Eaton St Cottages Comments are due by June 16, 2016; no response from you will constitute having no objections or concerns. Feel free to be in touch with any additional questions. Thank you, Lisa Ritchie Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2852 Fax: 303-234-2852 www.ci.wheatridae.co.us CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. MARTIN/MARTIN CONSULTING ENGINEERS June 2, 2016 Lisa Ritchie City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge CO 80033 Email: Iritchie@ci.wheatridge.co.us Re: Wheat Ridge Sanitation District — 2826 Eaton Street — WZ-16-05 Martin/Martin, Inc Project No.: 17456.C.01 Dear Ms. Ritchie, On behalf of the Wheat Ridge Sanitation District (WRSD), Martin/Martin Inc., acting as the District Engineer, offers the following in response to the referenced referral dated June 1st, 2016 concerning request for a zone change and outline development plan for nine single family houses at 2826 Eaton Street. The Wheat Ridge Sanitation District has no objections with the proposed request conditional on the items 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 Wheat Ridge Sanitation District. Treatment of sewage generated within the Wheat Ridge Sanitation District is provided by Metro Wastewater Reclamation District. Existing District Sanitary Sewer Mainlines) Wheat Ridge Sanitation District has the following sanitary sewer mains adjacent to the proposed property: • 8 -inch mainline running north to south, west of the referenced property within Eaton Street. It appears the property may be serviced by gravity flow; however, the homeowner/developer is responsible for determining depths of the existing sanitary sewer main to verify if gravity flow is feasible or if a private individual sewage ejector (lift station) is required. The issuance of a sewer tap permit by the District does not in any way guarantee that the property can be served by gravity flow. Note that each single family home is required to have a separate connection to the District main. Each home must also front the District mainline. If this cannot be accommodated with the existing facilities then a public mainline extension will be required into the property. The mainline will require a minimum 20' easement with appropriate documentation including a sanitary sewer extension agreement. Certified design documentation indicating the amount of flow that the nine single family homes will contribute 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. Costs The amount of the sanitary sewer tap fees will be based on a single family residential equivalence for each single family home. In addition, engineering review fees will be required to be deposited in advance by the developer to the District. A review fee document will be provided after a site plan is submitted for review. MARTIN/MARTIN, INC. 12499 WEST COLFAX AVENUE LAKEWOOD, COLORADO 80215 MAIN 303.431.6100 MARTINMARTIN.COM Wheat Ridge Sanitation District — 2826 Eaton Street — WZ-16-OS June 2, 2016 All costs involved are to be deposited in advance— engineering, reviews, design, construction, observation and inspections — are the responsibility of the Owner/Developer at the then current rate fee structure. Please be aware that proper tap and development fees are required to be paid prior to connection to the District main. A minimum 72 -hour notice prior to construction is required following District receipt of all fees. These fee amounts can be paid directly to the District Office prior to connection, payable to Wheat Ridge Sanitation District, which also collects Metro Wastewater's "connection fees". Any questions regarding this document, please contact us at (303) 431-6100. Sincerely, Bill Willis, PE Cc: Sue Matthews —Wheat Ridge Sanitation District Page 212 XceiEnergysm PUBLIC SERVICE COMPANY June 15, 2016 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Lisa Ritchie Re: Eaton Street Cottages Rezone, Case # WZ-16-05 Right of Way & Permits 1123 West 3" Avenue Denver, Colorado 80223 Telephone: 303.571.3306 F acs i m i l e: 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 Eaton Street Cottages Rezone. Public Service Company has no objection to this proposed rezone, contingent upon PSCo'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 4- 000 z (w O p O O N a. L � O 'a o N O �G z 0 0 0 C Co �o �o N J U. T - M ": 00 4? OD 0 Ej acs O � W Pcz_ Q w T cz tc E� v� o 0 b O ^� C r G z (w O N a. � O 'a o N O �G z C Co J U. T - 0 z (w CO q~ N �G C Co J U. T - Cl OD 0 Ej acs U W c Q w T TO v bA O C C O s 5 0 y Cd W cd E cn 3 E'3 �Eno Q w w !, SquarerOOT CONSTRUCTION July 2nd, 2016 City of Wheat Ridge 7500 W. 291h Ave. Wheat Ridge, CO 80003 Re: 2826 Eaton St. ODP Trip Generation Letter To Whom It May Concern: The proposed project at 2826 Eaton St. is a Planned Unit Development. There are 5 proposed single family detached cottages and 4 single family attached cottages with no garages for a total of 9 dwelling units. The shared parking area and density of the site put the proposed project between a single family trip generation rate and a townhouse/condominium trip generation rate. The ITE Trip Generation manual has a trip generation category of a PUD (planned unit development) that falls in the middle between the single family detached rate and the townhouse/condominium rate. I would propose that that rate be used for this project. The Weekday Average Vehicle Trip Ends for a PUD is 7.5 for a daily trip end total of 68. This vehicle generation would be distributed at 50% entering and 50% exiting. The Weekday PM Peak Hour of adjacent street traffic Average Vehicle Trip Ends for a PUD is .7 per unit for a peak hour trip end total of 6. This vehicle generation would be distributed at 65% exiting and 35% entering. I would anticipate with the proximity of this site to W. 29th Ave. that at least 80% of the trips would load to and from the north and use W. 29th for access to the regional roadway system. Sincerely, Mark J. O'Brian, P.E. Page 1 of 1 City of `f �Iheat�id��e LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29th Avenue a Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print ortypeall information) Applicant,' U_�. {,1,;�Ss'a' Address Phone City L?fl4J(f-- State r(7 ZiP_ l-1? Fax 7, Owner G C' Address City State Zip Phone Fax Contact Address Phone City State Zip Fax (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):—Zif-0-� 73 C _`f n^ Fi 4r Type of action requested (check one or more of the actions listed below which pertain to your request): Please refer to submittal checklists far complete application requirements; incomplete applications will not be accepted. Change of zone or zone conditions O Special Use Permit Q 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 71 Site Plan approval M Temporary Use, Building, Sign 0 Lot Line Adjustment 71 Concept Plan approval 71 Variance/Waiver (from Section ) O Planned Building Group O Right of Way Vacation Q Other: Detailed description of request: W -%c ME Required information: Assessors Parcel Number: 39,2, q- 79-069 Size of Lot (acres or square footage):_ Current Zoning: Q - C } _3 Proposed Zoning: {?lZ Current Use: Proposed Use: 'I I certify that the information and exhibits herewith submitted are true and correct to the best of nay knowledge and that in filing this application, 1 ana acting with the knowledge and consent of those pens s listed allove, with t dose consent the requested action cannot laH fully be accomplished. Applicants other than owners must subnTit power- - Uorne rom the o netrivhich approved of this action on his behalf Notarized Signature of Applicant State of Colorado County of 3ei%r�� } ss The foregoing instrument (Land Use Processing Application) was acknowledged TAMARA D ODEAN 54- NOTARY PUBLIC by me this day of r"Io, i 201 by faMare. �j�p�n STATE OF COLORADO �b�--�— NOTARY ID 20164015481 Notary Public MY COMMISSION EXPIRES APRIL 22, 2020 My commission expires /20,20 To be filled out by staff: Date received x-31 1(0 Comp Plan Design. Related Case No. Fee $ l I 1 S.OD_Receipt No. Case No._ L -3*? -1(o -D j _ 2 l C Zoning 4, k- 3 Quarter Section Mapes E2S Pre -App Mtg. Date /n s- Case Manager �� } �►�; Q SquarerOP C O T T A G E S TABLE OF CONTENTS 1. Required Cover Sheet 2. ODP Submittal Checklist 3. Project Summary 4. Zone Change Request 5. Character of Development 6. Tables and Information 7. Vicinity Map 8. Neighborhood Overview 9. Sketch Plan -11x17 10. Sketch Plan with adjacent lots 11. Perspective Views 12. Conceptual Architectural Elevations and Floorplans 13. Conceptual Drainage Plan 14. Proof of Ownership 15. Survey with Legal Description 16. Full size Sketch Plan (x2) 17. Digital copy of submittal on flash drive _ - - i, r1J. �L Rev. 5/2014 CitV Of r1V heat -ge COMMUNITY DEVELOPMENT Submittal Checklist: Outline Development Plan (ODP) Project Name: Project Location: "I m 6 (1�0 Application Contents: The outline development plan (ODP) establishes the planned development zoning and summarizes overall development concepts, permitted uses, and development parameters. It also provides a general graphic layout of proposed building pads and proposed circulation concepts. The following items represent a complete ODP application. _1 . Completed, notarized land use application form _2. Application fee ✓3. Signed submittal checklist (this document) ✓4. Proof of ownership—e.g. deed Yk(,. 5. Written authorization from property owner(s) if an agent acts on behalf of the owner(s) ✓�Cs6. Mineral rights certification form __!:-7. Approved legal description on the Current City Datum with proper section and PHAC ties per City Geodetic Requirements, in Microsoft Word format L /'8. ODP document—see form and content requirements below _L. -'two (2) full size paper copies (24" x 36") _✓One (1) reduced size paper copy (11" x 17") _✓'AutoCAD .dwg file format—confirm acceptable version with city staff y F� ✓&,9. Civil documents, if required --lb. Written request and description of the proposal ,---Include a response to the zone change review criteria—these are found in Section 26-303.D of the municipal code L---f-Tnclude 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. ---fil. Electronic (Adobe .pdf) files of all submittal documents—these may be provided via email, CD, DVD, or USB flash drive Community Development Department - (303) 235-2846 - www.ci.wheatridge.co.us Form and content of Outline Development Plan: Note: ODP amendments may not require all items listed herein. Required content will be determined at the pre -application meeting. Project information _1 . Title of document - centered at top of page in the following format: [Name] Planned [Commercial/Residential/Industrial ] Development An Outline Development Plan in the City of Wheat Ridge, Colorado A Part of the _ 1/4 Section, Township 3 South -2. Vicinity map -3. Scale and north arrow—scale not to exceed 1 "=100' --Date of plan preparation and name/address of who prepared the plan 5. Legal description 6. Appropriate signature blocks - see cover sheet handout _7. Signed surveyor's certification i, -.e,8. Case history with applicable land use case numbers vA�9. Ownership/unified control statement, if applicable --lb. Name/Address/Phone number(s) of architect, engineer, or surveyor associated with the project —11. Character of development - summarize in paragraph form the character of the project _x.12. Description of amendment, if applicable -13. Standard ODP note: This outline development plan is conceptual in nature. Specific development elements such as site layout and building architecture have not been addressed on this document. As a result, a specific development plan must be submitted and approved by the City of Wheat Ridge prior to the submittal of a right-of-way or building permit application and any subsequent site development. �- 14. Standard notes unless modified by the planned development: - All parking shall be in conformance with Section 26-501 of the Wheat Ridge Code of Laws. - All landscaping shall be in conformance with Section 26-502 of the Wheat Ridge Code of Laws. - All exterior lighting shall be in conformance with Section 26-503 of the Wheat Ridge Code of Laws. - All fencing shall be in conformance with Section 26-603 of the Wheat Ridge Code of Laws - All signage shall be in conformance with Article Vll of the Wheat Ridge Code of Laws. - Architectural, site, and streetscape design shall be in conformance with the Architectural and Site Design Manual (ASDM) and Streetscape Design Manual. Development standards Note: ODP documents should not list exact square footage, setbacks, and other dimensions/quantities even if they are known for a particular development. The ODP shall identify the development parameters in terms of maximum and minimum standards. The SDP is the document that will identify exact dimensions, quantities, etc. The following information may be provided in text and/or table format. ti --1" List of permitted land uses ,.-2. Standards for signage, lighting, fencing, screening and landscaping Standards for off-street vehicular parking, bicycle parking, and loading 1,,644. Standards for accessory structures and outdoor storage, display, and sales 5:" Standards for architecture and site design, if varying from the Architectural and Site Design Manual or other applicable design standards. The following standards shall be provided in table format. ✓la. Maximum building coverage Minimum landscape coverage and open space 'Minimum lot sizes, dimensions, net density, and gross density 7- Minimum perimeter setback or build -to lines tib�Minimum separation between buildings Maximum building height Sketch plan The site plan drawing shall be to -scale, but may be in sketch format. The plan shall include the follows�J Scale and north arrow (scale not to exceed 1" = 100') Property boundary – must correspond to legal description :174--proposed/internal lot lines – if they differ from the existing legal description or will be modified by a subsequent subdivision plat '--4---'Proposed circulation concepts – include rights-of-way, access points, drive aisles and sidewalks —6._ General areas to be used for landscaping, parking, and building pads —6: General areas to be used for drainage, parks, and other areas to be reserved or dedicated to public use 7-- Location and type of significant land features within or adjacent to the property, such as irrigation ditches, streams, lakes, and topography Zoning for adjacent properties I__9_ Adjoining property lot lines, building access, and parking – show sufficient information so that that development compatibility can be determined Additional information which may be required: Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre -application meeting. This includes, but is not limited to, the following documents (one paper copy plus Adobe . pdf file is required): Trip generation letter or traffic study ✓2. Drainage report and plan Co t-- r v�6.3. Soils report ,c 4. Erosion control plan v 1. Drainage study and plan LLa2. Traffic impact report j_ 3. Grading plan 2L�S4. Geological stability report L.�5. Floodplain impact report6. General environmental impact report As applicant for this project, l 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, l 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 Name (please print): A. ow i 1 , 4y-- Phone: lea " o 5 �� -• r City Of 9WheatPj4*,0d�g e COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. 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 fen (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. I, l - I Ai' '& as of/with `�; a, (Print name) (Position/Job Title) (Entity applying for pe i approval) (hereinafter, referred to as the "Applicant"), do hereby certify that notice of the application for t-- r ( "=(, c (Describe type of on) set for public hearing on 20_, 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. EJ�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 17 1,, I , 201, By:/ City of �(� Wheatj ..jdge MUNITY DEVELOPMENT' Memorandum TO: Potential Land Use Applicants FROM: Ken Johnstone, Community Development Director DATE: October 16, 2012 SUBJECT: Notification of Surface Development (C.R.S. §31-23-215 and §24-65.5) In 2001, the Colorado Revised Statutes were amended to include an Article which addresses mineral rights in respect to land use applications. This Article states that any application for development must be accompanied by a completed notification to mineral estate owners. For the purposes of this requirement, an application for development includes any application which requires non -administrative approval from Planning Commission or City Council, including: A Final Subdivision Plat A Rezoning (including Planned Developments) A Special Use Permit (if City Council approval is required) Building Permit applications are not considered an application for development, therefore mineral estate owners do not need to be noticed. A Certificate of Notice is attached, and must be completed and returned to the Community Development Department no later than ten (10) days prior to each public hearing. Both Planning Commission and City Council hearings must be noticed. It is the responsibility of the applicant, not the City, to notify any mineral estate owners prior to public hearing. Failure to notice will constitute sufficient grounds to reschedule the public hearing. If there are no mineral estate owners, the appropriate box on the certification can be checked and the certification can be submitted with the development application. Outline Development Plan Required Cover Sheet Items OWNER'S CERTIFICATE The below signed owner(s), or legally designated agent(s) thereof, do hereby agree that the property legally described hereon will be developed as a Planned Development in accordance with the uses, restrictions and conditions contained in this plan, and as may otherwise be required by law. I (we) further recognize that the approval of a rezoning to Planned Development, and approval of this outline development plan, does not create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26-121 of the Wheat Ridge Code of Laws. AJ', ,-, �-, i. tx, [Insert name of owner(s) or agent(s) who will sign) State of Colorado ) ) SS County of Jefferson ) The foregoing instrument was acknowledged before me this day of , A.D. 20_ by Witness my hand and official seal. My commission expires: Notary Public SURVEYOR'S CERTIFICATE I, do hereby certify that the survey of the boundary of Eaton street Cottages was made by me or under my direct supervision and to the best of my knowledge, information and belief, in accordance with all applicable Colorado statutes, current revised edition as amended, the accompanying plan accurately represents said survey. (Surveyor's Seal) Signature Rev. 5/2014 CITY CERTIFICATION Approved this day of by the Wheat Ridge City Council. ATTEST City Clerk Mayor Community Development Director PLANNING COMMISSION CERTIFICATION Recommended for approval this day of , by the Wheat Ridge Planning Commission. Chairperson COUNTY CLERK AND RECORDERS CERTIFICATE State of Colorado ) ) SS County of Jefferson ) I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at Golden, Colorado, at o'clock M. on the day of A.D., in Book , Page , Reception No. JEFFERSON COUNTY CLERK AND RECORDER By: Deputy Community Development Department - (303) 235-2846 - www.ci.wheatridge.co.us Square rOPT COTTAGES PROJECT SUMMARY The Eaton Street Cottages offer an alternative vision to the type of development that has been so typical in the Denver Metro area over the past several years. The Cottages are a responsible infill design of 9 small houses around a common courtyard with shared parking. The project fits well within the surrounding neighborhood both in terms of scale and architecture. The small floorplan options will give prospective home buyers an alternative to what is currently on the market and provide Wheat Ridge with some new single family housing options. The location of the Eaton Street Cottages will allow new residents to walk to local businesses, parks, and public transportation. About the Owners / Developers / Builders Squareroot Cottages, LLC is not a typical developer. Profit is not the only factor driving the idea behind the design. We truly feel there is another way to build within our existing neighborhoods: a way that compliments rather than contrasts; architecture that blends in rather than clashes; developments built to encourage community rather than exclude the neighbors. We are long time local Denver builders and we work where we live. We care about our community and our mission is to improve the fabric of our neighborhoods one project at a time. About the Architect Ross Chapin is a pioneer in Pocket Neighborhood design. His string of successful neighborhoods located in the greater Seattle area have gained national attention and praise. We sought Ross out because of his proven experience and wealth of knowledge. This is the first project of this kind in Colorado, and we wanted to make sure we put together the best team possible to ensure excellent design and a successful project. Helpful links www.pocket-neighborhoods.net www.squarerootinc.com www.rosschapin.com Squai re Fe o'r C O T T A G E S ZONE CHANGE REQUEST The current zoning for the property is R -1C and R-3. Existing zoning allows for medium density single family residential (R -1C), and medium to high density residential (R-3). The proposed project conforms in general with the existing zoning in terms of land use, however the cottage concept does not fit within any current Wheat Ridge standard zone district guidelines. The surrounding land uses are predominantly single family, with adjacent multifamily to the South, and commercial to the Northwest. The proposed cottage development will compliment the surrounding neighborhood and is intentionally designed to fit both in terms of the scale and architecture. Like the surrounding houses, the cottages are smaller in size and will not block views or sunlight for surrounding neighbors. Adequate parking has been provided both on and off site and should not negatively affect the neighborhood. Preliminary discussions with the Wheat Ridge Fire District, Wheat Ridge Water, and Wheat Ridge Sanitation District have not revealed any issues that would hinder development of the project. Electric, water, sewer and gas are all readily available and will not require any major system changes to service the project. The Eaton Street Cottages complies directly with the Wheat Ridge Comprehensive Plan by preserving and enhancing the neighborhood, providing housing diversity, and enhancing community character. Furthermore, the proposed development is in compliance with the Architectural Design and Site Manual. The project is pedestrian oriented, is certainly creative and unique, clearly defines pedestrian and parking areas, and will be visually attractive using well thought out landscaping, facades, street presence, and very appropriately scaled houses. Squar re OOT C O T T A G E S TABLES AND INFORMATION List of permitted land uses: Residential, shared parking, storage, and courtyard space. Standards for signage, lighting, fencing, screening and landscaping: Signage: There is no planned signage for the Eaton Street Cottages at this time. Any signage shall be in conformance with Article VII of the Wheat Ridge Code of Laws. Lighting: Lighting will be located in all commonly shared areas including parking, storage, and the courtyard. All exterior lighting shall be in conformance with Section 26-503 of the Wheat Ridge Code of Laws. Fencing: All interior fencing will be less than 6' with the majority not exceeding 3'. All fencing shall be in conformance with Section 26-603 of the Wheat Ridge Code of Laws. Architecture: Architectural, site, and streetscape design shall be in compliance with the Architectural and Site Design Manual (ASDM) and Streetscape Design Manual. General Notes: This Outline Development Plan is conceptual in nature. Specific elements such as site layout and building architecture have not been addressed on this document. As a result, a specific development plan must me submitted and approved by the City of Wheat Ridge prior to the submittal of a right-of-way or building permit application and any subsequent site development. Lot Size: Building coverage: Impervious Surface: Open space and yards: Lot sizes: Side and rear house setbacks: Eaton St. setback: Separation between houses: Building heights: 31,172 SF 12,360 SF (40%) 5,460 SF (17%) 13,435 SF (43%) 1,850 to 2,900 SF 10' 10' to 20' from property line 25' to 35' from curb 10' min. Approximately 15' to 25' SquarerooT COTTAGES Setbacks: Setbacks along Eaton St. were intentionally staggered to give the project a more interesting and attractive curb appeal. Instead of a wall of houses set at a consistent distance from the curb, the buildings vary in depth thereby breaking up the pattern and creating diverse spaces for pedestrians, neighbors and homeowners. Less than 25% of the frontage along Eaton St. has the 10' setback. ROSSCHAPIN ARCH ITECTS oe Post Office Box 230.195 Second Street • Langley, Washington 98260 T: (360) 221 2373 • E: ross@rosschapin.com • W: www.rosschapin.com • www.pocket-neighborhoods.net Eaton Street Cottages 2826 Eaton Street • Wheat Ridge, Colorado May 10, 2016 OVERVIEW Eaton Street Cottages is a development of 9 homes on 3/a of an acre, gathered around a shared community green space with parking clustered to the side. Each cottage has its own private yard, surrounded by a low fence and garden gate. Fostering neighborly connections is a keynote in the design of this development. While small by today's standards (800 to 1325 square feet), the homes will be designed to live large and be well crafted and detailed beyond typical market homes. TABULATIONS Dwellings: 9 approximately 800 SF to 1325 SF Parking spaces: 9 covered — on site (assigned) 5 uncovered — on site (unassigned) 5 on street 19 total parking 1.55 spaces per unit on site 2.1 spaces per unit total Site Area: 31,255± SF Building Coverage: 12,360 SF 39.6% of Site Area DESIGN FOR COMMUNITY The most significant aspect of the Eaton Street Cottages site plan is that it's designed with the neighborhood in mind. While most subdivisions have flanks of garage doors facing the street and homes oriented to private back yards, this is a pocket neighborhood of small houses with large porches open to a common courtyard. There are no garage doors facing the street. There is only one driveway to a clustered parking area and the 1 and 11/2 -story cottage homes along the street offer a friendly face to surrounding neighbors and passersby. Parking is deliberately placed so that residents walk from their car doors to their front doors through the shared commons, offering a chance to enjoy the garden and chat with a neighbor. These informal meetings encourage casual connections to become friendly neighbors and perhaps even long-term friendships. And when neighbors know one another, they tend to look after each other. They care. In this day and age, this is a valuable security. Eaton Street Cottages Narrative page 1 of 4 Balancing Community and Privacy Community can be wonderful, but too much community can be suffocating. On the other hand, with too much privacy, a person can feel cut off from neighbors. Creating multiple 'layers of personal space' will help achieve the right balance between privacy and community. In the design of Eaton Street Cottages, there is a narrowed passage between the public street and the semi-public commons, creating a sense of entry and territorial ownership. Between the commons and the front door, there are five additional layers: a border of shrubs and flowers at the edge of the sidewalk / a low fence / the private yard / a covered porch with a low railing and flowerboxes / and then the front door. With this layering, residents can feel comfortable being on the porch — enough enclosure to be private, with enough openness to acknowledge passersby. Layers of personal space continue on the interior of the homes. Active living spaces are oriented toward the shared commons and the more private, personal spaces, are at the back of the house or upstairs. Most of the cottages also have a secluded garden out the back door to retreat to. The house plans have three 'open' sides and one 'closed' side so that they 'nest' together, ensuring privacy between dwellings. The open sides have windows facing the commons and private yards, while the closed side has high windows and skylights. Through the use of a landscape easement, the side yard of each cottage extends to the face of the neighboring building, offering more usable garden space. PARKING, STREET DESIGN, BICYCLES AND STORAGE Given the relatively small size of the homes (806 and 1325 SF) and proximity to public transit and local amenities like restaurants, retail and parks, it is anticipated than many residents will have one car. At Eaton Street Cottages, each resident will have one designated covered parking space, and the community has an additional five un- designated open parking spaces for shared use. In addition, there are five on -street parking spaces for public use. On street parking spaces are in parking pockets. This is achieved by replacing existing road pavement outside of the drive lanes with landscaped planting beds. This street design calms traffic by narrowing the visual width of the street, clarifies where parking is/ is not allowed, preserves standard drive lane widths, reduces heat island effect and softens the appearance of the project from the street. In addition to covered parking for cars, there is covered storage space for resident's bicycles. Adjacent to the covered parking is an accessory building for multiple uses: recycling and refuse, community toolshed and storage, and individual resident storage units. SIMPLE MATERIALS, RICH DETAIL In this packet are two cottage home plans: Erin (11h -story detached) and Willows (single story duplex). Each has gabled roofs and room -sized porches. While the materials are Eaton Street Cottages Narrative page 2 of 4 common — vinyl windows, painted fiber -cement siding, exposed rafter tails — there is careful attention to detail, proportion, and scale. A PATTERN LANGUAGE FOR EATON STREET COTTAGES The following is a list of guiding patterns and relationships that underlie the design of this community and its cottages. POCKET NEIGHBORHOOD This is the basic building block for strong and vibrant communities. Pocket neighborhoods are clustered groups of homes gathered around a shared open space such as a garden courtyard or pedestrian street. Pocket Neighborhoods are sized around the scale of sociability — 4 to 12 nearby neighbors who relate on a daily basis. COMMONS AT THE HEART The shared open space is a key element of a pocket neighborhood. It is an intermediate zone between private dwellings (home, yard) and public space (street, park). Residents surrounding this space share in its care and oversight, thereby enhancing a felt and actual sense of security and identity. Because of its location and design, this space fosters casual interaction among neighbors, which, in time, can grow into caring friendships and a meaningful sense of community. LAYERS OF PERSONAL SPACE Just outside the front door of a home is a zone of space that is both private and public. Left undefined, a person is apt to feel exposed. Too enclosed, a person will feel cut off from neighbors. Finding the right balance is the key to cultivating community. A pocket neighborhood may have several layers of personal space that are clearly defined transitions from private to public: closest in may be a covered front porch with a low railing and a band of flowerboxes, then a small private yard with a low fence, a border of shrubs and flowers at the edge of the commons walk. ACTIVE ROOMS FORWARD, PRIVATE ROOMS BACK AND ABOVE Layers of Personal Space continue on the interior of the homes, too: the more active living spaces are toward the shared commons; the more private, personal spaces are toward the back of the house and upstairs. NESTED HOUSES Having a neighboring house peering into one's private living space can be uncomfortable and claustrophobic. Therefore, design houses with three 'open' sides and one 'closed' side so that neighboring houses 'nest' together with no window looking into a neighbor's living space. High windows and skylights on the closed side can bring in ample light. Variations on this can work for attached dwellings. FULL -USE SIDE YARDS Achieve this with "landscape easements" allowing use to face of neighboring building. SECLUDED OUDOOR SPACE Sometimes, having a secluded garden is just what is needed to recharge a busy life. Locate this space at the rear of the dwelling, or on a roof terrace for the most privacy. PLACE FOR PLANTING Most people find satisfaction being able to work with the soil and grow plants; so include some private ground space for each dwelling: a small yard, a planting bed, or even flowerboxes. Locate at least some of the private garden in view of the shared common area — it will be a personal touch that contributes to the character of the commons, as well as a way of fostering connections with neighbors. FRONT PORCH A living -sized front porch is perhaps the key element in fostering neighborly connections. While it gives charm to a house, it should not be a "faux" porch appliqued just for looks. A good porch functions as an outdoor living room, whether for reading a book, gathering for a midsummer supper, or lingering in conversation with several friends. Locate it within sight and sound of the pedestrian public space. EYES ON PUBLIC SPACE The first line of defense for personal security is a strong network of Eaton Street Cottages Narrative page 3 of 4 neighbors who know and care for one another; but they need to see who is coming and going to be effective. Therefore, locate active interior spaces with a view to the courtyard, lane or street. This can also be helpful to keep an eye out for young children in the commons, and to be watchful for personal emergencies. ENUF STORAGE Make sure households have enough storage space. Small is beautiful, but it can get cluttered if there's not room for the residual stuff of life: suitcases, holiday ornaments, old photo albums, turkey pans, snow tires, bicycles, camping gear, hand tools, and what not. Storage places inside the house can be closets, cubbies, cabinets, shelves and attics; Outside storage may be served in a dedicated building. CORRAL THE CAR Cars are essential for many people, but that doesn't mean they need to dominate the pedestrian space. Start first by locating parking to be a good neighbor; don't have garage doors greeting guests! Instead of streets with wide driveways and garage doors, create access lanes for parking and services at the rear of the house. REMOTE PARKING When residents walk from the car door to the front door through the shared commons, they have more opportunities to say "hello" to a neighbor along the way, or just enjoy the garden. Remote parking can also allow more flexible use of a site and decrease the amount of hard surface. UNASSIGNED PARKING Every residence should have one assigned parking space, but more than that can be un -assigned. This way, multiple residents may use it at different times, effectively increasing the parking efficiency. MAILBOX CLUSTER When mailboxes are clustered near the main entrance to the shared open space or commons house, 'chance' meetings among neighbors are increased. COMMUNITY BICYCLE SHELTER Bikes should not be on porches, which is where they end up without an alternative. Build a shared bicycle shelter near the entrance for ease of use. GARDEN SHED There is no need for every home to have a lawn mower, weed -whacker and tiller. Build a garden shed for shared tools, as well as extra garden tables, chairs and games. CONNECTION & CONTRIBUTION This should be the FIRST pattern to consider. When designing any project, take note of the larger context you're building in (the block, neighboring buildings, etc. Ask: What works well? What doesn't? Are there missing 'teeth' in the rhythm of buildings or trees along the street? Then ask, how can this project connect and contribute to making the larger context stronger /richer /more whole? In other words, be a good neighbor. Eaton Street Cottages Narrative page 4 of 4 Oy m tY3 + o.. !---Tennyson Sb F" 1p Tennyson Utrcn ,. 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T.: t w - `. ,� • 4; Famil H f '��',4..�:� r � Single Family �F 1 s t: Single Family eta/+ i F � • r w �` N i / rIj 7 0 is earth z 133' ■r w.,+.+.r... s rr sMr.ror iw •r A.:s.«re., W. a a, r, .FIR&MU s ra MR - -, 0 =1 y a ------Carport------- 1 1 01 i 0 10.5 8' 5' 0 W W Z 0 , 0 w hk1Ad NO Mailboxes, bench Existing pavement Site Plan 0 15' 30' Toolshed Refuse & Recycling Resident Storage Units Community Storage Covered Storage for bicycles 5' setback for accessory structures i 10' setback for residences (typ) 1 TABULATIONS i Dwellings: 9 approximately 800 SF to 1325 SF L Parking spaces: 9 covered — on site (assigned) Open Side of house (shown in orange) 5 uncovered — on site (unassigned) 1 Closed Side of neighboring house 5 on street 19 total parking 1.55 spaces per unit on site 1 2.1 spaces per unit total �-- Private yard Site Area: t SF Building Coverage: 12,360 SF 39.6% of Site Area , 1 Private yard fence ' 1 Shared Commons Common Area -- -- - 1 Improved Landscaping at Street ROW i� I N Limited Use Area (private yards) 1 1 I❑ Residence 1 1 Shared Use Structures IL =L I ------------------------ ------------ --------------- --- ------------------------------ A- I 6 Site Plan 13 MmwmWmmr� 0 15' I rl 3 u Vl� 4,J 4,J qK Grr • LAE,. vok AOF 4ow dy 1 i�qqqqF } v � k AMF 11s 20 } y. �:4 � wl tr� h ♦ ...._ -'. 'L i#_*+moi tL (� � � t y-. � '�.�s�,r`+.,r,ro� �! •.fir """.."�^.,,,,., `5: :� rr � L K � ,gym, 17,E.:. Front Side Open Side win k.. it T (. 4' # { IIP �,(� r "IF Ill �r ------------- r - --- --- II II II II I. I II n Bedroom 3/" E Study I -- Bath Closet I I� ❑ Nw I I I I I j Bedroom z closet I li F -- I J Second Floor Rear Side Closed Side Erin 1325 SF MA Floor Plan Front Side ..,� ..... _y..,.� -• --+ ,..k mow.`\ r----------------------- gar --------------------_- gar Side - I I I I 1 I � I 1 I I I Covered Porch i I II -------------------------------- Front _______________________ __Front Side Rear Side Willows 8o6 SF o° 10 %In N CID n- M ID ro /rL V C H O LLJ � O C _ X ow %J N X N O NC] N N N N F OOm ro 4-J O U 0 0 4-J V �72 4J ct� V)4- O� w Rear Side I Bedroom 9 or office I I Closet U ' Bath Kit V �'J/� I_ R I I I I I I I ' Living�� .. L - - - - - Front Side i I Cove First Floor L ,gym, 17,E.:. Front Side Open Side win k.. it T (. 4' # { IIP �,(� r "IF Ill �r ------------- r - --- --- II II II II I. I II n Bedroom 3/" E Study I -- Bath Closet I I� ❑ Nw I I I I I j Bedroom z closet I li F -- I J Second Floor Rear Side Closed Side Erin 1325 SF MA Floor Plan Front Side ..,� ..... _y..,.� -• --+ ,..k mow.`\ r----------------------- gar --------------------_- gar Side - I I I I 1 I � I 1 I I I Covered Porch i I II -------------------------------- Front _______________________ __Front Side Rear Side Willows 8o6 SF o° 10 %In N CID n- M ID ro /rL V C H O LLJ � O C _ X ow %J N X N O NC] N N N N F OOm ro 4-J O U 0 0 4-J V �72 4J ct� V)4- O� w WARRANTY DEED THIS DEED, Made this December 3, 2015 between Frank C. Wiers and Darlene Wiers of the City and County of Jefferson, State of Colorado, grantor and Squareroot Inc. whose legal address is: 3225 West Hayward Place, Denver, CO 80212 of the City and County of Jefferson, State of Colorado, grantee(s). WITNESSETH, That the grantor for and in consideration of the sum of SEVEN HUNDRED THIRTY THOUSAND DOLLARS AND NO/100'S ($730,000.00), 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, his heirs and assigns forever, all the real property together with improvements, if any, situate, lying and being in the City and County of Jefferson, and State of COLORADO, described as follows:: See Exhibit A attached hereto and made a part hereof. also known by street and number as 2826 Eaton Street (both parcels), Wheat Ridge, CO 80214 TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise appertaining, and 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, his heirs and assigns forever. And the grantor, for himself, his heirs, and personal representatives, does covenant, grant, bargain and agree to and with the grantee, his heirs and assigns, that at the time of the ensealing and delivery of these presents, he 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, except for taxes for the current year, a lien but not yet due and payable, and those specific Exceptions described by reference to recorded documents as reflected in the Title Documents accepted by Buyer in accordance with section 8a (Title Review), of the contract dated October 6, 2015, between the parties. The grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable possession of the grantee his heirs and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall be applicable to all genders. IN WITNESS WHEREOF, the grantor has executed this deed on the date set forth above. SELLERS: C:-• Frank C. Wiers STATE OF COLORADO COUNTY OF Jefferson Darlene Wiers }$S. _ The foregoing instrument was acknowledged before me this December -3, 1 2015. by Frank C. Wiers and Darlene Wiers Witness my I -land and Official Seal ( —� My Commission expires: - Notary Public PdIY CO3R&.-5IS,,i0ar zXPfRE_S ,i vi8i2016 File No. 00053631 W DPI-IOTO Warranty Deed (For Photographic Record) I 10.5'- 8 51 1,331 In Carport =4- --- ---- IL -J! iL____j iL-21 L -J! R, W bi T --------------- - ---------- -K , A -V1 P", I A 'El! P zz . . .. . . . . . . . `--Mailboxes, bench Existing pavement FA I Toolshed Refuse & Recycling Resident Storage Ui-)it:s Community Storage Covered Storage for bicycles 5' setback for accessory structures 10' setback for residences i i ,typ) Open Side of house (sljown in orange) Closed Side of neighl--)oring house cc L) -U 4� 0 0 > "11"A5 Ln . . . ... . . . . o Ln r\j ca "M1111 tS hm FA I Toolshed Refuse & Recycling Resident Storage Ui-)it:s Community Storage Covered Storage for bicycles 5' setback for accessory structures 10' setback for residences i i ,typ) Open Side of house (sljown in orange) Closed Side of neighl--)oring house Private yard fence Shared Commons TABULATIONS Dwellings., Parking spaces: Site Area: Building Coverage: Common Area 9 approximately 800 SF to 13125 SF 9 covered — on site (assigned) 5 uncovered — on site (unassigned) 5 on street L 19 total parking 1.55 spaces per unit on site 2.1, spaces per unit total ± SF 121360SF 39.6%OfSite Area ElImproved Landscaping at Street ROW Limited Use Area (private yards) EResidence iviait r---� LjShared Use Strut tUres cc L) -U 4� 0 0 > Ln Ln r\j ca "M1111 tS . .. . .. .. .. Private yard fence Shared Commons TABULATIONS Dwellings., Parking spaces: Site Area: Building Coverage: Common Area 9 approximately 800 SF to 13125 SF 9 covered — on site (assigned) 5 uncovered — on site (unassigned) 5 on street L 19 total parking 1.55 spaces per unit on site 2.1, spaces per unit total ± SF 121360SF 39.6%OfSite Area ElImproved Landscaping at Street ROW Limited Use Area (private yards) EResidence iviait r---� LjShared Use Strut tUres cc L) -U 4� 0 0 > Ln t h- 1 A PORTION GF' THE SOUTHEAST QUARTER OF SECTION 2_0, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SS I L6'g I g6'A RIM=5414.22 FL=5404.86 N N a k N LEGEND (M) MEAURED DIMENSION (C) CAI ` JiA1"ED DIMENSION (R) RErr5r?D DIMENSION 0 FOU'1'a MONUMENT AS NOTED 0 SET #5 REBAR WITH PLASTIC CAP "PLS 16116" ss SANIFARY MANHOLE 0 MONP`ORING WELL wM WA11..1P METER O WAR,7t STOP BOX UTIL,'" POLE DECt';rJOUS TREE 89'54' 1 6" E Cron,;-EROUS TREE__ 3 - GAS GAS UNI'YFIGROUND GAS LINE WL UNL 'GROUND WATER LINE OE ---- OVr 'EAD ELECTRIC 1-3 1-1 WCCT FENCE I ll CHA+:ILINK FENCE -❑ ❑ t h- 1 A PORTION GF' THE SOUTHEAST QUARTER OF SECTION 2_0, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SS I L6'g I g6'A RIM=5414.22 FL=5404.86 N N a k N �9 _ H IN N I 1 y N — R6� 0 r I d { m N FOUND ,#5 REBAR W/YELLOW BASIS OF BEARINGS FOUND #5 REBAR W/YELLOW CAP "MS & M ENG CO. LS N 89'54' 1 6" E ' 32.67' (M) CAP "MS & M ENG CO. LS �2568" FLUSH WITH GRADE 133.00' (R) 2568" FLUSH WITH GRADE r N I ll 0.2 ' '4 F I , N f a �9 _ H IN N J 1 y N � a - rn CD d { m N pZ+ N y✓ � N f y f i I r N I ll 3 1 `0> 20 0 20 40 N go DIA, O N � N RIM=5403.63 (COVERED WITH ASPHALT -COULD NOT OPEN) ss i 30" DIA. o o.sl' H PARCEL II EXISTING 12" CONCRETE PIPE WROKEN_,_�fl I �t OPEN) POSSIBLY CONi1NUE SOUTH f m t. TE WALL (TYP.) �i �U1 12" DIA. 5" DIA. 00 PARCEL I o '2a a" of � i 8" DIA. _.122"! DIA. �o EXISTING BLOCK BUILDING 0� �".ILL FOUND 1" PIPE UNDER FENCE j S 89'51'01" W 132.70' (C) ,5 133.00' (R) - QT A ON Pi ICE 1_ J /N".)MES �j cv �i ¢v j IWo FOUND #5 REBAR 0.2' ABOVE GRADE DATE: 02/19/2016 NOTICE: According to Colorado law you No. must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. Legal Description [provided: (BY TITLE COMMITMENT) Parcel 1: The North 70 feet of Lot 26 and All of Lots 27 to 30, inclusive, and All of Lot 31 Except `he North 22 feet, Block 5, Lakeside Resubdivision of Blocks one to seven and N of Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado CALCULATED AREA=14, 985.7 SQ. FT. (0.34 ACRES t) (AX A. 2826 EATON STREET) Parcel 11: The North 22 feet of Lot 31 and All of Lots 32 to 35, inclusive, Block 5, Lakeside Resubdivision of Blocks one to seven and N Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado CALCULATED AREA=16,186.5 SO. FT. (0.37 ACRES) (A. K. A. 2828 EATON STREET) 1. Notice: According to Colorado Law you must commence any legal action based upon any defect in this survey within, three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. 2. Any person who knowingly removes, alters or defaces any public land survey monument or land boundary monument or accessory commits a Class Two (2) Misdemeanor pursuant to the Colorado Revised Statute 18–z-508. 3. This survey does rot constitute a title search by AAA Surveying Land Consultants, LLC to determine ownership or easements of record. For all information regarding easements, right–of–way or title of record, AAA Surveying Land Consultants, LLC relied upon recorded plat and a Title Commitment provided by Assured Title Agency, LLC, Commitment No. 00053631– 008– J'vI8. 4. Distances on this LAND SURVEY PLAT are expressed in U.S. survey feet and decimals thereof. A U.S. survey foot is defined exactly as 1200/3937 meters. 5. Elevations are based on the City of Wheat Ridge designation point 16981, being the South Quarter Corner of Section 15, Township 3 South, Range 69 West of the 6th Principal Meridian. (Elevation =5364. 00' NAVD88) 6. Basis of bearings is the North line of Parcel il, monumented on both ends with a #5 rebor and plastic cap stamped "MS & M ENG CO. LS 2568" and is assumed to bear N 89`54'16" E. Surveyor's Certificate: I, Richard E. Heinz, o Professional Land Surveyor registered in the Str*'e of Colorado, do hereby certify that the survey represented by this plat was made directly urger my supervision, and that to the best o� .try knowledge and belief, this plot accurately represents said Survey- Richard urvey- ,icha�einz, P.L.S. 1116115 REVISIONS Remarks Date By AAA SURVEYING LAND CONSULTANTS, LLC PROFESSIONAL LAND SURVEYOR'S P.O. BOX 2016, ELIZABETH, CO 80107 PHONE (303) 519-7015 FAX (303) 940-4927 PROJECT No.: 16-020 SHEET 1 OF 1 �9 ca =i V 1C OC � a - rn CD O m VDD �".ILL FOUND 1" PIPE UNDER FENCE j S 89'51'01" W 132.70' (C) ,5 133.00' (R) - QT A ON Pi ICE 1_ J /N".)MES �j cv �i ¢v j IWo FOUND #5 REBAR 0.2' ABOVE GRADE DATE: 02/19/2016 NOTICE: According to Colorado law you No. must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. Legal Description [provided: (BY TITLE COMMITMENT) Parcel 1: The North 70 feet of Lot 26 and All of Lots 27 to 30, inclusive, and All of Lot 31 Except `he North 22 feet, Block 5, Lakeside Resubdivision of Blocks one to seven and N of Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado CALCULATED AREA=14, 985.7 SQ. FT. (0.34 ACRES t) (AX A. 2826 EATON STREET) Parcel 11: The North 22 feet of Lot 31 and All of Lots 32 to 35, inclusive, Block 5, Lakeside Resubdivision of Blocks one to seven and N Block 8, in the original platting of Lakeside, County of Jefferson, State of Colorado CALCULATED AREA=16,186.5 SO. FT. (0.37 ACRES) (A. K. A. 2828 EATON STREET) 1. Notice: According to Colorado Law you must commence any legal action based upon any defect in this survey within, three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. 2. Any person who knowingly removes, alters or defaces any public land survey monument or land boundary monument or accessory commits a Class Two (2) Misdemeanor pursuant to the Colorado Revised Statute 18–z-508. 3. This survey does rot constitute a title search by AAA Surveying Land Consultants, LLC to determine ownership or easements of record. For all information regarding easements, right–of–way or title of record, AAA Surveying Land Consultants, LLC relied upon recorded plat and a Title Commitment provided by Assured Title Agency, LLC, Commitment No. 00053631– 008– J'vI8. 4. Distances on this LAND SURVEY PLAT are expressed in U.S. survey feet and decimals thereof. A U.S. survey foot is defined exactly as 1200/3937 meters. 5. Elevations are based on the City of Wheat Ridge designation point 16981, being the South Quarter Corner of Section 15, Township 3 South, Range 69 West of the 6th Principal Meridian. (Elevation =5364. 00' NAVD88) 6. Basis of bearings is the North line of Parcel il, monumented on both ends with a #5 rebor and plastic cap stamped "MS & M ENG CO. LS 2568" and is assumed to bear N 89`54'16" E. Surveyor's Certificate: I, Richard E. Heinz, o Professional Land Surveyor registered in the Str*'e of Colorado, do hereby certify that the survey represented by this plat was made directly urger my supervision, and that to the best o� .try knowledge and belief, this plot accurately represents said Survey- Richard urvey- ,icha�einz, P.L.S. 1116115 REVISIONS Remarks Date By AAA SURVEYING LAND CONSULTANTS, LLC PROFESSIONAL LAND SURVEYOR'S P.O. BOX 2016, ELIZABETH, CO 80107 PHONE (303) 519-7015 FAX (303) 940-4927 PROJECT No.: 16-020 SHEET 1 OF 1 nsy Peer- Labels i A Bend along line to I a AVERY(R) 5160® Use Avery® Template 5160® j Feed Paper �� expose Pop-up EdgeTM j 2860 GRAY ST LLC 8062 E 29TH PL DENVER CO 80238 VALDEZ DERICK 2909 EATON ST WHEAT RIDGE CO 80214 5700 W 28TH LLC 5194 BEACH CT DENVER CO 80221 ANDERSON DAVID A ANDERSON MARY ANN 2926 EATON ST WHEAT RIDGE CO 80214 ANDREWS WILLIAM DEMPSEY ANDREWS ALMA N 2836 CHASE ST WHEAT RIDGE CO 80214 28TH AVENUE COURT APARTMENTS LLC 13610 WIDE ACRES RD GOLDEN CO 80401 VAN DEUSEN MARY L 2779 DEPEW ST WHEAT RIDGE CO 80214 ALLEN CORY ALLEN KRISTI 2922 DEPEW ST WHEAT RIDGE CO 80214 ANDREWS BRIAN C 2868 FENTON ST WHEAT RIDGE CO 80214 WINTERS JENNIFER PACHECO ANDREA 2930 EATON ST WHEAT RIDGE CO 80214 WOODS JOSEPH WOODS HENRY 2875 DEPEW ST WHEAT RIDGE CO 80214 ALLMAN HOLDINGS EATON STREET LLC 865 S GILPIN ST DENVERE CO 80209 WIERS FRANK C WIERS DARLENE 2826 EATON ST WHEAT RIDGE CO 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CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2650 FENTON ST 2775 FENTON ST 2902 CHASE ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2876 GRAY ST 2800 FENTON ST 2800 FENTON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2850 GRAY ST 0 VACANT LAND 2896 DEPEW ST WHEAT RIDGE CO 80214 0 WHEAT RIDGE CO 80214 CURRENT RESIDENT 2896 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5641 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 0 VACANT LAND 0 CURRENT RESIDENT 2780 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5620 W 27TH AVE EDGEWATER CO 80214 CURRENT RESIDENT 5670 W 27TH AVE EDGEWATER CO 80214 CURRENT RESIDENT 2780 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2810 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5641 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2909 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2780 FENTON ST WHEAT 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RIDGE CO 80214 CURRENT RESIDENT 5685 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 5685 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2820 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2917 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2872 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2830 GRAY ST 2840 GRAY ST 5795 W 29TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2870 GRAY ST 2805 DEPEW ST 2805 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT 2805 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2755 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2818 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2815 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2918 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2835 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2728 FENTON ST WHEAT RIDGE 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CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5531 W 27TH AVE 2914 EATON ST 2865 CHASE ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2865 CHASE ST 2838 FENTON ST 2838 FENTON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2922 EATON ST 2695 FENTON ST 2932 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2725 FENTON ST 2885 FENTON ST 2934 EATON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2795 CHASE ST 2795 CHASE ST 2852 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2852 DEPEW ST 2830 CHASE ST 2830 CHASE ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5521 W 27TH AVE 5521 W 27TH AVE 2865 FENTON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5521 W 27TH AVE 2902 EATON ST 5645 W 27TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5645 W 27TH AVE 5645 W 27TH AVE 2809 EATON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2809 EATON ST 2809 EATON ST 2715 FENTON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2677 EATON ST 2677 EATON ST 2677 EATON ST EDGEWATER CO 80214 EDGEWATER CO 80214 EDGEWATER CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5790 W 29TH AVE 5790 W 29TH AVE 5790 W 29TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5790 W 29TH AVE 2793 CHASE ST 2793 CHASE ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2931 EATON ST 2925 EATON ST 2906 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2901 DEPEW ST 2913 EATON ST 2777 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2777 DEPEW ST 2777 DEPEW ST 2845 EATON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2845 EATON ST 2931 DEPEW ST 2908 EATON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5569 W 27TH AVE 5569 W 27TH AVE 5569 W 27TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2815 FENTON ST 2890 GRAY ST 2690 GRAY ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2914 DEPEW ST 5500 W 29TH AVE 5500 W 29TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2919 DEPEW ST 0 VACANT LAND 0 VACANT LAND WHEAT RIDGE CO 80214 0 0 CURRENT RESIDENT 2825 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2825 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2709 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2745 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5625 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2789 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2855 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2920 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5640 W 28TH AVE LAKEWOOD CO 80214 CURRENT RESIDENT 2825 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2795 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5625 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 5625 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2789 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2921 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2915 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5640 W 28TH AVE LAKEWOOD CO 80214 CURRENT RESIDENT 2825 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2875 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5625 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2901 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2855 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2844 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2844 DEPEW ST 2844 DEPEW ST 2844 DEPEW ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 2844 DEPEW ST 2910 DEPEW ST 2814 CHASE ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT 2814 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2819 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5571 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2867 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5684 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 5684 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2827 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2919 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5571 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2867 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2909 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5684 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 5684 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2827 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2845 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2819 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5571 W 27TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 2867 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2779 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 5684 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT 5560 W 29TH AVE WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5635 W 27TH AVE 5635 W 27TH AVE 5635 W 27TH AVE WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 5635 W 27TH AVE 2920 FENTON ST 2920 FENTON ST WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 WHEAT RIDGE CO 80214 CURRENT RESIDENT 2920 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2920 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2930 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2875 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2920 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2774 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2857 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2830 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2875 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2920 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2774 DEPEW ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2826 EATON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2857 CHASE ST WHEAT RIDGE CO 80214 CURRENT RESIDENT 2830 FENTON ST WHEAT RIDGE CO 80214 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT IVDA` IN City of Wh6atRJ_(dge COMMUNITY DEVELOPMENT NEIGHBORHOOD MEETING SUMMARY Meeting Date: November 4, 2015 Attending Staff: Meredith Reckert, Senior Planner Lisa Ritchie, Planner II Zack Wallace, Planning Technician Property Address: 2826 Eaton Street Applicant: Andrew Gibson, Mark Davis, and Mark O'Brian Square Root Construction PO Box 12370 Denver, CO 80212 Applicant Present?: Yes Existing Zoning: Residential -Three (R-3) and Residential -One C (RI -C) Existing Comp. Plan: Neighborhood Existing Site Conditions: The site consists of ten (10) lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot remains undeveloped. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. This property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 29th Avenue, on Eaton Street, five (5) blocks west of Sheridan Boulevard. The subject property is currently zoned R -1C and R-3, both residential zoning districts. The R- 1 C district allows for small lot medium -density single-family residential, while R-3 allows for medium- to high-density residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R -1C, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property to the north along 29th Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along/near 28th Avenue, south of the subject site. Applicant/Owner Preliminary Proposal: The applicants, Square Root Construction, have proposed a `cottage court' concept, which would accommodate eight (8) single-family dwelling units surrounding a center courtyard on the site. Each of the housing units would have a building footprint measuring roughly 30' x 20' and offer approximately 1,100 square feet of living space. The current site plan indicates the inclusion of a parking area on the northern and southern ends of the property. A looped pedestrian path creates a large open space between the homes, to be used as a common area. According to the applicants, houses would be owner -occupied, with the rest of the land area designated as common area. A homeowners association (HOA) would be in place for the maintenance of the common area landscaping, parking and snow removal, as well as any maintenance of storm water detention and/or water quality facilities. The applicants favor this particular location because their `cottage court' proposal is contextually sensitive to the existing neighborhood character. The area also provides walkable commercial and recreational opportunities, which fits their development mindset. The applicants acknowledge that their site plan will likely be revised following feedback from community development staff and other professional opinions. They have been in contact with The Cottage Company, based out of Seattle, which has built several cottage communities of this type in Washington, to work out more specific details of a revised site plan. At this time, the applicants are primarily interested in initial feedback from staff and will likely hold a neighborhood meeting to obtain feedback from the neighbors. If they ultimately acquire the property and the proposal for the cottage unit development is not approved by City Council, or meets heavy opposition by residents, the applicants indicated they may construct single-family homes that comply with the existing zone district standards. Attendance from the neighborhood: Twelve people from the neighborhood attended the meeting; see attached sign-up sheet. The following is a summary of the neighborhood meeting: • Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezone to Planned Residential Development request. • The applicant explained the development proposal. • The attendees were informed of the process for a rezoning to Planned Residential Development. The following issues were discussed regarding the application: What happens if the HOA is ineffective or doesn't provide property maintenance? • The applicant is aware that sometimes small HOA 's have this challenge. They are in discussions with management companies that combine providers for these types of small HOAs in order to gain efficiency of service. How will the applicants prevent homeless people from gathering in the common area? • The applicant feels the site design will discourage this, with houses oriented toward the common area. Other neighbors on the block are not concerned with this happening in this particular location. Will these be owner -occupied units? • The applicants intend to sell all units to owner occupants. Whether or not the buyer rents them out is not in their control. What is the duration of the construction timeframe? • The applicants intend to construct all units at the same time, approximately in a 9-12 month timeframe. Is there a reason the applicant is not proposing 4 standard homes? • The applicant feels this design concept is more appropriate for this area. Any traditional single family homes built would be large and out of character with the surrounding area. What will the price range be? • The applicants desire these to be affordable homes, however they will be market driven. They are unsure at this time, as site development costs are not finalized and there are few comps for this product type. How is this similar to Yukon Grove? • Yukon Grove, near 32nd Avenue and Wadsworth Blvd, are semi -custom homes with attached two -car garages. The homes are bigger, and the site had a lot of public improvements required. What public improvements will be required for this project? • The applicants will finish the curb, gutter and sidewalk for the entire length of the property. They will also provide drainage facilities, yet to be determined. Is there a plume of gas on this property? • Due to a leaking underground gas tank at 29`h Avenue and Fenton Street, some properties in the area have an underground gas plume. There are monitoring wells throughout the area and the applicants are working with an environmental engineer to determine the scope of the issue on the property. They have completed a Phase 1 Environmental Assessment and the results do not identify an areas of great concern. What if the property is rezoned and then the applicant walks away? • If that happens, another applicant could complete the projector rezone it again. What will the parking requirement be? The starting point for the parking requirement will be what is defined in the code, 2 off- street spaces per unit. Staff will work with the applicant to ensure adequate parking is provided. What will the setbacks be? • The starting point for determining setbacks will be typical residential setbacks in the area. Staff will work with the applicant to ensure adequate setbacks are provided. How can the applicants construct public improvements and still provide affordable units? • The cost of the homes will be market driven, to include all associated development costs. The final price point is still to be determined. This particular neighborhood is very hodge-podge. It would be nice to see a proposal that relates better to the neighborhood. • The applicants feel this proposal relates very well to the neighborhood. How tall will the homes be? • The applicants intend to construct 1 % to 2 -story homes, likely. No written correspondence was received regarding the meeting. 4 Squ re ooT CONSTRUCTION 10/26/15 Re: Neighborhood Meeting When: Wednesday, November 4th. 6PM Where: City of Wheat Ridge Municipal Building 7500 W. 291h Ave. Wheat Ridge, CO 80033 Second Floor Conference Room Dear Neighbor: Squareroot, Inc. is pleased to invite you to a neighborhood meeting to discuss our plans to re -develop the property located at 2826 Eaton St. Currently the property is zoned R-3 multi family, and R -1-C single family. Existing uses on the .75 acre site include a single family home, a carriage house, a large garage complex and some vacant land. Our proposal would be to build a new cottage home community. There would be small, detached, single family homes centered around a common green space with a shared parking area. This is a unique development plan for Wheat Ridge that we are very excited about building. We feel the small detached homes are a thoughtful alternative to multi family housing and the project would be a great addition to the neighborhood. The cottage community would require re -zoning to Planned Residential Development. We are inviting our neighbors to come to the City of Wheat Ridge municipal building so that we may present our ideas for the property and get your feedback. This is not a formal re -zoning hearing, and we are still very early in the planning process. We want our neighbors to be fully informed of our intentions and answer any questions that we can at this time. Representatives from the City of Wheat Ridge Community Planning Department will also be in attendance. They can be reached at 303-235-2846 if you have any questions about the meeting. You can also call Andrew Gibson with Squareroot Construction at 303-250-5911. We hope that you can attend and look forward to meeting you in person. Regards, A l7� Andrew Gibson for Squareroot, Inc. Squareroot, Inc. PO Box 12370 Denver, CO 80212 2 a. 0) Lo . Na �s O a � w 0 E > Z s° s .� Z cfl C14 CO N z d. U) LU J ,0 a N C oc, a C, N �FAI sl C -i cyi 4 � a o C �FAI sl C -i cyi 4 N OT- N C'') LCA Cfl ti o6 O N— T— T—T A I'M L nk Alm J40 id -ift IN, A., Ar Ellu mi *guy" Pat& R -3A I 'P R-3 V2 PHD r City of Wheat j91JCMMUNITy 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. The development proposed on the subject property is not feasible under any other zone district, and would require an unreasonable number of variances or waivers and conditions; and 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 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. 3. Adequate infrastructure/facilities are Why is a neighborhood meeting required? available to serve the types of uses A neighborhood meeting is required for all zone change requests. The allowed by the change of zone, or the purpose of the meeting is to provide the opportunity for citizens to become applicant will upgrade and provide aware of the proposed development in their neighborhood, and to allow the such where they do not exist or are developer to respond to citizen concerns regarding the proposed project. All under capacity; and residents within 600 feet are notified of the meeting. 4. 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. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. 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. 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. How do I 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 presented at public hearings. Please do not contact the Mayor, Planning Commissioners, or City Council representatives to discuss the merits of the case prior to the public hearings; it could jeopardize their ability to hear the case. What is a legal protest? A legal protest is a formal, written protest which can be submitted by adjacent property owners within 100' of a subject property. If 20% of property owners on one side within a 100' radius file a legal protest, it requires a three-fourths vote of City Council (6 out of 8 members present) to approve a zone change instead of a simple majority (5 out of 8 members present). A legal protest is usually filed after the Planning Commission public hearing. Community Development Department - 303-235-2846 - www.ci.wheatridge.co.us ►i I V City of " Wheat i e MM UNITY DEVELOPME NT What is a Planned Development? Many properties in Wheat Ridge are part of a planned development zone district, including planned residential (PRD), planned commercial (PCD), and planned industrial (PID) districts. Each planned development has its own list of permitted uses and development standards. There are two distinct steps in establishing a planned development. Step one is approval of an outline development plan (ODP) that establishes the planned development zoning designation, permitted uses, underlying development parameters, and general design concepts. Step two is approval of a specific development plan (SDP) to provide specific site plans, building elevations, and civil documents. The SDP and ODP are both approved at public hearings. Obtaining approval of a Outline Development Plan can take about four months and is treated like a zone change. The process requires two public hearings. A Specific Development Plan can be reviewed at the same time as the ODP. If the SDP is submitted after ODP approval, only a public hearing before planning commission is required. Planned Development Review Process Step 1: Pre -application Meeting Step 2: Neighborhood Meeting (Only required for ODP—not required for SDP) Step 3: Submit Complete Application Step 4: Staff Review, Referral (Typically 15 days) Step 5: Comments to Applicant Changes Necessary? Yes i 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 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 NOTE: If an SDP is submitted separate from and subsequent to ODP approval, repeat step 1 through step 8—however, step 2 (neighborhood meeting) is not required for SDP approval. City Of Wheat�dge COMMUNITY DEVELOPMENT Pre -Application Meeting Summary Meeting Date: October 15, 2015 Applicants: Andrew Gibson Square Root Construction PO Box 12370, Denver, CO 80212 Phone: 303-250-5911 agibson@squarerootinc.com Mark Davis Square Root Construction PO Box 12370, Denver, CO 80212 Phone: 720-291-0055 mark.davis@squarerootinc.com Mark O'Brian Square Root Construction PO Box 12370, Denver, CO 80212 Phone: 303-881-2746 mobrian@squarerootinc.com Brian Grace Market Masters Real Estate 11941 W. 48th Ave, Ste 100, Wheat Ridge, CO 80033 Phone: 720-974-5900 brian@briankgrace.com Attending Staff: Meredith Reckert, Senior Planner Lauren Mikulak, Senior Planner Lisa Ritchie, Planner II Zack Wallace, Planning Technician David Brossman, Development Review Engineer Specific Site Location: 2826 Eaton Street Existing Zoning: R-1 C (Residential -One C) and R-3 (Residential -Three) Existing Comp. Plan: Neighborhood Existing Conditions: The site consists of ten (10) lots across two (2) parcels, all with the address 2826 Eaton Street. The site currently houses a single-family home, carriage house, and detached garage. The three structures are located in the southern portion of the lot. The northern portion of the lot remains undeveloped. According to the Jefferson County Accessor, the house and carriage house were built in 1941, and the garage was built in 1949. Figure 1: 2826 Eaton Street - Red outlines indicate parcel boundaries, Black outlines indicate lot boundaries This property is located in southeast Wheat Ridge. It is located mid -block between 28th Avenue and 29th Avenue, on Eaton Street, five (5) blocks west of Sheridan Boulevard. The subject property is currently zoned R-1 C and R-3, both residential zoning districts. The R- I C district allows for medium -density single-family residential, while R-3 allows for medium- to high-density residential neighborhoods. The site is surrounded predominantly by residential uses, with a mix of R-1 C, R-2, and R-3 zone districts. There is also some commercially zoned (C-1) property along 291h Avenue with neighborhood serving commercial businesses. The surrounding land uses are fairly consistent with the zoning designations. Single-family homes are predominate in the entire area, with some multi -family housing units present, generally located along/near 28th Avenue, south of the subject site. Figure 2: 'Zoning Districts in the area of 2826 Eaton Street (outlined in red). Applicant Preliminary Proposal: The applicants, Square Root Construction, have proposed a `cottage court' concept, which would accommodate seven (7) single-family dwelling units on the site. Each of the housing units would have a building footprint measuring roughly 30' x 20' and offer approximately 1,100 square feet of living space. The current site plan indicates the inclusion of a carport on the northern end of the property. The carport is connected to the seven houses via a looped sidewalk. The looped sidewalk creates a large open space between the homes, to be used as a common area. Figure 3: Submitted Proposed Site Plan for 2826 Eaton Street. The proposed site plan suggests that the homes on the western edge of the property would be facing inward towards the common area, away from Eaton Street. However, the applicants stated that they do not like the idea of houses having their back to Eaton Street, and as such, houses on the west end of the property would be built as two-sided houses in order to front both the common space and the street. According to the applicants, houses would be owner -occupied, with the rest of the land area designated as a common area. A homeowners association (HOA) would be in place for the maintenance of the common area landscaping and snow removal, as well as any maintenance of storm water detention and/or water quality facilities. The applicants favor this particular location because their `cottage court' proposal is contextually sensitive to the existing neighborhood character. The area also provides walkable commercial and recreational opportunities, which fits their development mindset. The applicants acknowledge that their site plan will likely be revised following feedback from community development staff and other professional opinions. They have been in contact with The Cottage Company, based out of Seattle, which has built several cottage communities of this type in Washington, to work out more specific details of a revised site plan. At this time, the applicants are primarily interested in initial feedback from staff and will likely hold a neighborhood meeting to obtain feedback from the neighbors. If they ultimately acquire the property and the proposal for the cottage unit development is not approved by City Council, or meets heavy opposition by residents, the applicants indicated they may construct single-family homes that comply with the existing zone district standards. Planning Division comments: The following items were discussed based on the applicant's proposal: Zoning The subject property is zoned RI -C and R-3, which permits residential development. Due to the unique nature of the proposal, however, rezoning to Planned Residential Development is most appropriate based on the preliminary proposal. The Planned Development zone district permits "greater flexibility and innovation in land development based upon a comprehensive, integrated plan" (Wheat Ridge Municipal Code Sec. 26-301). Prior to development under PRD zoning, two approvals are required. The first is an Outline Development Plan (ODP) that establishes the planned development zoning designation, permitted uses, underlying development parameters, and general design concepts. The second is a Specific Development Plan (SDP) to provide specific site plans, building elevations, and civil documents. The rezoning process is described in detail below. Site Design Regarding the site plan, staff recommends keeping the site layout compatible with the grid structure present in the area. Rather than orienting the cottage homes around an internal loop, staff recommends consideration of orienting the homes around a horseshoe or an "L" shape, which fronts Eaton Street. This would allow the development to orient itself around the large existing tree present on the property, as well as engage with and front Eaton Street. Any internal access and drives shall comply with emergency access requirements. Staff encourages the applicant to contact Kelly Brooks with Wheat Ridge Fire District to understand their requirements. Parking The proposal includes a consolidated carport to provide off-street parking for the development. Refer to Sec. 26-501 of the code as a starting point for the requirements for off-street parking, which requires 2 spaces when on -street parking is available. The Planned Development process allows the amount of off-street parking required to be determined on a case-by-case basis as part of the consideration of the application. Subdivision To subdivide the property, a major plat shall be prepared by a licensed surveyor. This plat should show all new interior lot lines and will delineate any new or existing easements and dedications on the property. The subdivision process is described in detail below. This process may occur in conjunction with the SDP application, allowing simultaneous review of the plat with the final site design. Parkland Dedication Parkland dedication is required for all residential subdivisions 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. The fee is $2,497.29 per residential lot. This fee is paid at the time the plat is recorded. Public Works Comments For detailed requirements by Public Works for the proposed development, see the attachment. Will a neighborhood meeting need to be held prior to application submittal? Yes, a neighborhood meeting is required prior to submitting an application for rezoning to Planned Residential Development. Process This request will require approval of a subdivision plat and Planned Residential Development outline and specific development plans (ODP and SDP). The three documents can be processed together, or the ODP can be processed first and the SDP and plat can follow. As a third option, the applicant may choose to dovetail these reviews which is also acceptable. Planned Development The next step in the process is to hold a neighborhood meeting which is required for approval of a zone change to planned development. For this meeting, the applicant must notify all property owners within a 600 -foot radius of the property. Notification may be via first class mail or hand delivery. The Community Development Department will supply the applicant with a list of all property owners within the 600 -foot radius. A sample notification letter is provided and can be used as a template. The letter will need to be approved by a planner before it is mailed. The fee for the neighborhood meetings is $100 plus 50 cents for each page of address labels (average is $2-$3). The meeting date, time, and location should be coordinated with a staff member. The fee associated with the neighborhood meeting is $100 for staff presence, plus 50 cents for each page of address labels (average is $243). Meetings can be held at City Hall or at a location the applicant desires. The meeting will be led by the applicant and should inform those who are in attendance what is being proposed. After the neighborhood meeting is held, the applicant may submit a formal application. When the application is submitted, a staff planner will be assigned to handle the case. This person is the project manager for the case and will be the contact at the City throughout the entire zone change process. The case manager will review the submittal application for content. If all submittal requirements have been met, the proposal will be referred to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for their review and comment, generally for a period of 15 days. After all comments have been received, the case manager will forward those to the applicant. Modifications to the planned development documents may be required as a result of these comments. After all comments have been addressed, 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 development plans must be recorded with the Jefferson County Clerk and Recorder. If the SDP is submitted separate from and subsequent to approval of the ODP, then the referral process is repeated for the SDP, and the SDP is approved by the Planning Commission. Subdivision A subdivision application does not require a neighborhood meeting, so the next step is to proceed with an application. The subdivision can be reviewed concurrently with the SDP. When the applicant is ready to submit the subdivision application, an appointment with a planner in the Community Development Department is required. Incomplete applications will not be accepted. The subdivision application will need to include a final drainage report. As with the planned development, upon submittal of the major subdivision application, the assigned staff will review the project and will refer it to affected service agencies (Xcel Energy, water district, sewer district, etc.) and other City agencies (Public Works, Building Division, etc.) for comment. After a 15 -day referral period, the case manager will forward all comments to the applicant. Modifications to the subdivision plat may be required as a result of these comments. The applicant must address all comments and resubmit relevant documents. This may occur several times before scheduling a public hearing. After all comments have been addressed, 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 the Jefferson County Clerk and Recorder. Next Steps Approval of the ODP, SDP and subdivision applications does not mean that a building permit has been issued. Once SDP and plat approval are attained, the applicant may submit a building permit application with the Building Division. Please be aware that this information is only a general overview of the process and submittal requirements. There may be additional requirements specific to each case and the overall length of the process can vary greatly depending on the circumstances of the case. As each planned development application is different, the purpose of the aforementioned pre -application meeting is for staff to review the conceptual plans and give the applicant more information specific to his or her proposal. 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. Utility Providers The City of Wheat Ridge is not a full-service city. The utility and service providers for this property include • Wheat Ridge Water, phone: 303-424-2844 • Wheat Ridge Sanitation, phone: 303-424-7252 • Wheat Ridge Fire District #1, phone: 303-403-5900 All land use applications will be sent 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. Attachments: Planned Development Process Guide, Outline Development Plan Submittal Checklist, Specific Development Plan Submittal Checklist, Public Works Requirements. Phone Numbers Meredith Reckert — Senior Planner 303-235-2848 Lauren Mikulak — Senior Planner 303-235-2845 Lisa Ritchie — Planner II 303-235-2852 Zack Wallace — Planning Technician 303-235-2849 David Brossman — Development Review Engineer 303-235-2864 \77 C 7- \%e ^��\� • e. Zack Wallace From: Lauren Mikulak Sent: Tuesday, October 06, 2015 12:36 PM To: Zack Wallace Subject: FW: 2826 Eaton Lastly, these are notes on the Eaton property that I had compiled earlier in the summer. Lauren E. Mikulak, AICP Senior Planner Office Phone: 303-235-2845 City of Cc��.e�wh��vm�tf�r�'rt�i'}�41rN1 From: Lauren Mikulak Sent: Thursday, July 23, 2015 11:35 AM To: Meredith Reckert; Lisa Ritchie Subject: 2826 Eaton Heads up on another property that went on the market recently and may be misadvertised. 2826 Eaton is in Lakeside Sub and is comprised of 9 lots that are each 25 feet in width. The northern two lots are vacant and are zoned R-1 C, the southern 7 lots are zoned R-3 and include a single-family home and oversized garage. The listing agent appears to have suggested that these structures could be demolished to make way for multi -family apartments. I've informed a neighbor and potential purchaser that this is not the case: • The northern two vacant lots could be sold for development of one (1) single-family home across the two lots. • The southern R-3 portion cannot be consolidated for multifamily development because that is not the predominant surrounding land use. Thought this might save some homework time. Thanks, Lauren E. Mikulak, AICP Senior Planner 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2845 Fax: 303-234-2845 www.ci.wheatridge.co.us City of .r V V hcat cr)A17+duml-Y° DrLuloF'd lA %.T CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. Square °OT CONSTRUCTION 10/6/15 2826 Eaton St. Wheat Ridge, CO Cottage Home Concept We at Squareroot have been interested in building a Cottage Home development for years now. Small infill developments very similar to the proposed concept at 2826 Eaton St. have been successfully built in the greater Seattle area for almost 20 years now by The Cottage Company (www.cottagecompany.com). The owners of Squareroot have a background in urban planning and civil engineering. The idea of small, energy efficient, high quality in -fill developments built to encourage community and simplicity align with our company values. Here are some reasons why we feel the Cottage Home concept would fit well on this site: • Well suited for empty nesters, single owners, and non-traditional families • Small, well built houses designed to encourage community • Energy efficient and built to last • Provides a diversified housing stock for Wheat Ridge • Provides density without attached multi -family buildings • Density seems appropriate on this block (townhomes to the South, commercial to the North, just South of 29th Ave.) • Smart use for a great in -fill project • Carefully thought out, well planned, sustainable community Some other details of the Cottage Home concept as drawn are as follows: • Conceptual houses are shown with a 30'x20' footprint • Houses would be small at roughly 1,100 finished square feet each • 2 bed, 1.5 bath houses • Shared parking area - no garages or driveways • Commonly held public areas outside the home • Small HOA would take care of snow removal and landscaping Squareroot, Inc. PO Box 12370 Denver, CO 80212 M i i N 00 zo � 0 U no SquarerOPT, CONSTRUCTION 10/6/15 2826 Eaton St. Wheat Ridge, CO Cottage Home Concept We at Squareroot have been interested in building a Cottage Home development for years now. Small infill developments very similar to the proposed concept at 2826 Eaton St. have been successfully built in the greater Seattle area for almost 20 years now by The Cottage Company (www.cottagecompany.com). The owners of Squareroot have a background in urban planning and civil engineering. The idea of small, energy efficient, high quality in -fill developments built to encourage community and simplicity align with our company values. Here are some reasons why we feel the Cottage Home concept would fit well on this site: • Well suited for empty nesters, single owners, and non-traditional families • Small, well built houses designed to encourage community • Energy efficient and built to last • Provides a diversified housing stock for Wheat Ridge • Provides density without attached multi -family buildings • Density seems appropriate on this block (townhomes to the South, commercial to the North, just South of 291h Ave.) • Smart use for a great in -fill project • Carefully thought out, well planned, sustainable community Some other details of the Cottage Home concept as drawn are as follows: • Conceptual houses are shown with a 30'x20' footprint • Houses would be small at roughly 1,100 finished square feet each • 2 bed, 1.5 bath houses • Shared parking area - no garages or driveways • Commonly held public areas outside the home • Small HOA would take care of snow removal and landscaping Squareroot; Inc. PO Box 12370 Denver, CO 80212