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Home My WebLink About05/18/17I City of WheatP,idge PLANNING COMMISSION AGENDA May 18, 2017 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on May 18, 2017 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-Commission 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES—May 4, 2017 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. MS -17-03: An application filed by HRE Development, LLC, for approval of a two lot minor subdivision with a right-of-way vacation and dedication on property zoned Mixed Use -Neighborhood (MU -N) and Mixed Use -Commercial Transit Oriented Development (MU -C TOD) located at 11818 W. 52vtl Avenue. B. Case No. WZ-17-02: An applications filed by Brendan Gustafson, for approval of a zone change from Residential -Two (R-2) to Residential -One C (R-lC) located at 6610 West 31" Avenue. C. Case No. WZ-17-04: An application filed by Ryan and Lisa Conway for approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) located at 6375 West 44th Avenue. 8. OTHER ITEMS 9. ADJOURNMENT Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. N 3. 4. 5. 6. City of WheatRdge PLANNING COMMISSION Minutes of Meeting May 4, 2017 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:02 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29"' 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 Janet Leo Scott Ohm Amanda Weaver Vivian Vos Lauren Mikulak, Senior Planner Dave Brossman, Development Review Engineer Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner KIMSEY to approve the order of the agenda. Motion carried 8-0. APPROVAL OF MINUTES — March 16, 2017 It was moved by Commissioner DORSEY and seconded by Commissioner VOS�[,M17 to approve the minutes of March 16, 2017, as written. Motion carried 6-0-2 with Commissioners BUCKNAM and WEAVER abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes May 4, 2017 —1— No one wished to speak at this time. PUBLIC HEARING A. Case No. MS -16-08: an application filed by Wazee Partners for approval of a minor subdivision to replat the property from 5 parcels to 2 lots for property zoned Mixed Use -Commercial (MU -C) located at the northwest corner of 381' Avenue and Upham Street. Ms. Mikulak gave a short presentation regarding the Minor Subdivision and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, subdivision regulations and the contents of the digital presentation. She stated that the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Commissioner BUCKNAM asked about the history behind the 1990 dedication right-of-way dedication labeled as an excepted parcel on sheet 4. Mr. Brossman explained that ADA ramps needed to be constructed and that was the reason for the 1990 dedication. He also added that the right-of-way (ROW) on Upham was previously dedicated as a series of ROW and roadway easements, which is similar to a grant of use to construct the road but not an actual conveyance of land. With the dedication on the proposed plat, the property owner will convey the land and ensure they are not paying taxes on that piece of land. Commissioner VOS asked what is meant by the requirement for streetscape improvements and if those designs will be determined now or later in the process. She also asked if those designs are available for public viewing. Ms. Mikulak explained that streetscape improvements typically includes sidewalk, amenity zone, street furnishings, and lights. The design of the streetscape has not yet been approved and will be a part of the civil construction plans. Those plans will be reviewed by the Community Development and Public Works Departments and can be viewed by the public but are not online. Commissioner VOS asked why on -street parking is needed. Ms. Mikulak explained on -street parking is encouraged in the zoning code and viewed as a benefit to this kind of site in a mixed use, walkable area. The market will demand more parking than can be accommodated on site and the ROW dedication width will allow for on -street parking. Commissioner VOS asked for clarification regarding the southbound lanes on Upham at 38"' Ave. Planning Commission Minutes —2— May 2— May 4, 2017 Ms. Mikulak explained that two southbound lanes would be provided immediately at the intersection: one for turning left and the other as a bypass lane for turning right. It will be striped so drivers know it is not a parking lane. Tyler Downs, Wazee Partners 1255 S. Filmore, Denver Mr. Downs did not have a presentation but offered to answer any questions. Commissioner BODEN asked where the parking garage is going to sit in relation to the storm water detention. b Mr. Down stated the garage will be above the storm water detention which is a subterranean vault. Commissioner BUCKNAM wanted to know if the hammerhead easement is an access for the parking structure or other purpose. Mr. Downs explained the hammerhead easement is for emergency access and will be adjacent to one of the two entrances for the parking garage. Commissioner DORSEY asked if Vectra Bank is going to be relocated and have a drive-thru. Mr. Downs confirmed Vectra Bank is still a part of th*project and it will have a drive-thru. :J Commissioner VOS asked if the parking garage will be for public use or just for residential tenants. Mr. Downs explained the parking garage will be for both public and residential parking. A gate within the garage will separate the different parking areas. Britta Fisher, Localworks Ms. Fisher explained she, as well as other Localworks employees, are currently officed in the Vectra Bank building and are strongly in favor of this project even though they will be displaced by the new development. She testified that the developers have met with the community and local businesses and have a great revitalization strategy that supports retail in the area. She is very supportive of this project, and retailers in the area are excited to have new residents, which translates to new customers. It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to APPROVE Case No. MS -16-08, a request for approval of a two - lot minor subdivision plat on property zoned Mixed Use -Commercial (MU -C) and located at the northwest corner of 38' Avenue and Upham Street, for the following reasons: Planning Commission Minutes —3— May 3— May 4, 2017 1. All requirements of the subdivision regulations (Article IV) of the zoning and development code have been met. 2. All agencies can provide services to the property with improvements installed at the developer's expense. With the following conditions: 1. The applicant shall continue to coordinate utility service with the appropriate agencies and any updated information regarding utility easements shall be reflected on the plat prior to recordation. 2. The developer shall enter into a subdivision improvement agreement with required security prior to recordation of the subdivision plat. Motion passed 8-0. 8. OTHER ITEMS Wheat Ridge - Ward Station — Area Visioning Update Ms. Mikulak gave a brief presentation which summarized the contents of the memo provided in the meeting packet. She explained the history planning in the Northwest Subarea and explained the most recent vision document which was created to help articulate the City's vision for the area and to implement projects resulting from the 2E ballot issue passed in 2016. The City is focused on making sure that 2E investments are spent wisely and leveraged fully. She gave an updated on the G line opening. The Wheat Ridge - Ward Station is the beginning of the G Line and the station is already built. Once the A line technology is fixed, the G line can begin testing and should be opening in 2017. The 2006 subarea plan outlined a vision for mixed use, transit oriented development (TOD) but a little vague. In 2013 the plan was updated to incorporate the finalized station design and to incorporate several planning accomplishments. The goal of the 2013 update was not to change the vision for the area, but to refine the City's vision for TOD with an emphasis on employment in the station area. In 2015, the City collaborated with the Urban Land Institute (ULI) to study the area surrounding the rail station. ULI recommended that the City be open-minded in terms of creative and innovative employment based land uses. They recommended building a street grid for good urban design and walkability and encouraged some multifamily development to make the area feel like a neighborhood. The City contracted with WSP/PB in 2016 to refine the vision for the station area. The elements included in the vision are a coworking/maker space, a recreation and regional park, an active public space and linear park, a pedestrian bridge and a "Base Camp" brand that focuses on the outdoor recreation industry. Planning Commission Minutes —4— May 4— May 4, 2017 Next steps for implementing the vision and moving forward with public investments include meeting with property owners and developers to identify opportunities for public- private partnership. The Parks Commission is also scheduled to receive an update on the vision document and Investing 4 the Future funds. City Council endorsed the vision in April. Commissioner DORSEY asked if there are development plans for the Jolly Rancher property. Ms. Mikulak stated the current owner is marketing the property for sale and does not intend to develop it themselves. The zoning that is in place will allow for a wide variety of uses, but there are no specific plans yet. She explained the vision plan calls for some flex/coworking space. Commissioner BODEN expressed supported and liked the idea of the two ponds being utilized with the recreational activities and wanted to know how the water levels would be sustained. Ms. Mikulak did not know what the water source was and explained that there are many unanswered questions because the lakes are not city owned. Commissioner BODEN also asked about the linear park going south from the station and if it was an existing road or will bisect through buildings. Ms. Mikulak explained that there are a few possible options for the alignment of the linear park including doing improvements to Van Gordon and/or Tabor. As shown in the vision plat it would be a new road and primarily would run adjacent to the Lakemont property line, but should not bisect any buildings. Commissioner BODEN asked if there have been any conversations with property owners to the south of the station. Ms. Mikulak stated there have not been conversations as of yet, but in a couple of weeks they City will hold small group property owner meetings to engage the community. Commissioner BUCKNAM was impressed with the vision for the station area and thought this will be a great gateway for outdoor enthusiasts. His main concern is related to cyclists and a need to ensure connectivity that allows riders to get to the station on their bikes. Ms. Mikulak said this is being actively looked at because the City's Bicycle and Pedestrian Master Plan is close to being adopted. The City is working with Arvada and focusing on infrastructure. Planning Commission Minutes —5— May 5— May 4, 2017 Commissioner VOS asked if Arvada has any monetary participation in the Ward Road Station area. Ms. Mikulak explained that a meeting had taken place with Jefferson County, Arvada, and Wheat Ridge to discuss collaboration. There was discussion of a signal at Ward Road and Ridge Road, but financial commitments have not yet been discussed yet. Commissioner LEO asked if there is any connection across the rail other than Tabor Street to the east and Ward Road to the west. Ms. Mikulak confirmed those are the closest access points. Commissioner WEAVER expressed her support for the vision but observed that there are barriers when cycling to the station from the south. She echoed Commissioner BUCKNAM'S comments and encouraged the City to focus on connectivity to improve access to the station area. Commissioner OHM expressed support and stated he was in favor of the pedestrian bridge. He also expressed support for the utilizing the lakes and for the Regional Park concept on the south side of the area. He suggested that sidewalks or paths be planned all the way around the lakes. He also would like to see some of the colors reminiscent of the Jolly Rancher factory be incorporated into the area. Commissioner OHM asked if the City is thinking about a form -based code for the site. Ms. Mikulak explained that our mixed-use code is similar to a form -based code. The City will be considering if an overlay district is appropriate for the area. Commissioner OHM also said he would like to see food -related uses in this area and maybe some pop-up retail. He expressed excitement for the G Line to get moving and hopes it will revitalize this area of Wheat Ridge. 9. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner DORSEY to adjourn the meeting at 8:19 p.m. Motion passed 8-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes May 4, 2017 —6— TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: ACTION REQUESTED: LOCATION OF REQUEST: PROPERTY OWNER: APPROXIMATE AREA: PRESENT ZONING: COMPREHENSIVE PLAN: ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE City of WheatRji e COMMUNITY DEVELOPMENT CASE MANAGER: M. Reckert May 18, 2017 MS -17- /Hance Ranch Approval of a two lot minor subdivision on property zoned Mixed Use -Neighborhood (MU -N) and Mixed Use - Commercial Transit Oriented Development (MU -C TOD) 11818 W. 52"d Avenue Hance Ranch Development, LLC 7.3 acres MU -N and MU -C TOD T.O.D. Site, Mixed Use Employment CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This application is for approval of a subdivision plat on property zoned Mixed Use — Neighborhood (MU -N) and Mixed Use -Commercial TOD (MU -C TOD) for property located at 11818 W. 52nd Avenue. The purpose of the subdivision is to split the development parcel in accordance with the new zoning classifications, vacate existing right-of-way and dedicate new right-of-way in anticipation of property development. (Exhibit 1, Applicant Letter) A neighborhood meeting is not required for a subdivision plat. II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The property is located at the southwest corner of 52nd Avenue and Tabor Street. The property was rezoned from Residential -One (R-1) to Mixed Use -Neighborhood (MU -N) and Mixed Use — Commercial Transit Oriented Development (MU -C TOD) in 2016. The purpose of the rezoning was to allow for the mix of land uses, densities and urban form as contemplated in the Northwest Sub Area Plan and to simplify the review and approval for future development on the property. The MU -C TOD is intended for areas generally within '/z mile of fixed rail stations. It permits a wide range of commercial and residential uses to allow higher densities that support transit ridership and is intended to enhance accessibility to transit. The northern portion of the site is Mixed Use -Neighborhood (MU -N), a zone district that is generally located along neighborhood main streets and at neighborhood commercial centers. The zone district is established to encourage medium density mixed use development in which residential uses are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses. The property extends from West 52nd Avenue south to Ridge Road and from Tabor Street west to Taft Court. The site was most recently used agriculturally as home to Hance Ranch, and has on it a house and several farm -related accessory structures. (Exhibit 2, Aerial Photo) The property was originally subdivided in 1953 into 25 parcels pursuant to Hance's Subdivision. The parcel layout and size of the subdivision resembles atypical R-1, single-family housing neighborhood. A full width dedicated street called Taft Street ran down the middle of the property with home lots on each side. Another row of lots faced east onto Tabor Street. However, the property was never developed and was used as a home site and for agricultural purposes. (Exhibit 3, Hance's Subdivision plat) The southwest corner of the property is opposite the RTD Wheat Ridge - Ward Road Station, the Gold Line commuter rail line's end of line station, which is located at the southwest corner of Taft Court and Ridge Road. The Gold Line is slated to begin operation in 2017. Planning Commission MS-17-03/Hance Ranch The area has already seen a large amount of public improvement investment, including but not limited to the realignment of Tabor Street, installation of a traffic signal at Tabor Street and Ridge Road, the construction of Taft Court between 50d' Place (soon to be renamed Ridge Road), and 52nd Avenue, and the construction of the commuter rail station and other infrastructure related to the commuter rail line. (Exhibit 4, Site photos) Surrounding zoning and land use The properties that surround the subject site include a variety of land uses and zoning designations. (Exhibit 5, Zoning Map) To the west is an RV storage lot and the parking lot for the commuter rail station, both with Industrial/Employment zoning. To the south is right of way for the Tabor/Ridge Road intersection and the rail line tracks. Abutting the property to the east across Tabor is a low density residential neighborhood zoned R-2 which has a mix of single and two-family dwellings. Across W. 52nd Avenue to the north is a low-density residential neighborhood within unincorporated Jefferson County, that includes both single family homes and townhomes. III. APPROVED CONCEPT PLAN An administrative Concept Plan for the property was approved in early 2017. The Concept Plan shows the entire property being bifurcated by West 51st Avenue to create two planning areas, the northern and southern planning areas. The northern planning area corresponds with the MU -N zoning and the southern area corresponds with the MU -C TOD zoning (Exhibit 6, Concept Plan). Uses approved for the northern planning area are up to 80 townhomes units. The southern planning is approved for 250 multi -unit apartments or 60 townhome units. The Concept Plan also addresses traffic circulation, open space concepts and drainage. IV. PROPOSED PLAT DOCUMENT Attached is a copy of the proposed subdivision plat, which contains three sheets. (Exhibit 7, Plat) Sheet 1 is the declaration page and contains the legal description, required signature blocks for property owners, a recording block and notes. Sheet 2 is the vacation sheet which vacates all easements and right-of-way for Taft Street dedicated by the 1953 plat. Sheet 3 illustrates the new lot configuration with the two parcels. Lot 1, the north parcel, contains 3.91 acres and encompasses the MU -N zoning. Lot 2, the southern parcel, contains 2.66 acres and encompasses the MU -C TOD zoning. The division line between the two zone districts is the right-of-way to be dedicated for W. 51st Avenue, which will be built as a full -width street between Taft Court on the west and Tabor Street on the east. The location and width of the new street is consistent with the planning areas depicted in the approved Concept Plan. Planning Commission MS-17-03/Hance Ranch This new east/west street is supported by the Northwest SubArea Plan. As properties to the west continue to develop, the goal is for 51^ Avenue to extend to Ward Road NORTHWEST SUBAREA PLAN—adopted 2006—updated 2013 Goal to increase the number of streets for internal access for businesses, residents and transitusers Encourages a grid of north south and east west internal streets witlh pedestrian amenities Goal for implementation of complete streetswith construction of roadway, curb, gutter, separated sidewalk witlh an amenity zone in accordance with the Streets cape Manual Below ism exhibitin the Subarea Plan which depicts Future Land Use for the are surrounding transit stat on. West51^ Avenue is shown in blue extending from Ward Road over to Tabor Street Below is motherfigure from the docum ent labeled the Proposed Bicycle and Pedestrian Circulation map for the area West 5lit Avenue is being shown as extending between Ward and Tabor with a sidewalk witlh buRedam enity zone The proposed 63' of right of way dedication for 51^ Avenue will be wide enough to accommodate these improvem eats. Plarwcgcm,mim" MS 17 03M,n,, Rareh If the plat is approved, the applicant would then submit for administrative site plan review and a subdivision plat further breaking down Lots 1 and 2 into individual townhome parcels, if needed. The subdivision plat will be reviewed at public hearings in front of Planning Commission and City Council. The site plan would be administrative and the design for the property would be held to the standards set forth in the zoning code and the Mixed Use zoning design standards. Staff concludes that all requirements of the subdivision regulations contained in Article IV of Chapter 26 have been met. IV. RIGHT-OF-WAY VACATION CHANGE CRITERIA An addition to the right-of-way dedication for West 51st Avenue, the plan also vacates right-of- way for Tabor Street dedicated by the original Hance's Subdivision and as depicted on Sheet 2 of the plan set. Staff has provided an analysis of the vacation criteria outlined in Section 26-118.D. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. That the proposed vacation will not leave any adjoining land without access to an established public right-of-way. Planning Commission MS-17-03/Hance Ranch The vacation of the right-of-way for Taft Street and subsequent dedication for West 51st Avenue will result in a different development pattern from when originally platted in 1953. The intent of the rezoning of the property was to allow for medium density (MU -N) residential in proximity to the lower density neighborhoods to the north and east with the MU -C TOD with its higher densities closer to the commuter rail station. In addition to 51st Avenue, Ridge, Tabor and Taft Court will provide adequate access to the property. Staff concludes that this criterion has been met. 2. That the proposed vacation is in conformity with the most recently enacted goals and policies of the transportation section of the current comprehensive plan of the City of Wheat Ridge. While the vacation of Taft Street is not specifically addressed in the Northwest Subarea plan, the extension of 51' Avenue is addressed in both the future land use map and the bicycle/pedestrian plan. Staff concludes that this criterion has been met. 3. That the proposed vacation will not have a negative impact on the infrastructure of the City of Wheat Ridge. The Northwest subarea calls for both north/south and east/west connections within the superblock formed by Ward, Tabor, Ridge and West 52nd Avenue. North/south connections already exist with Tabor Street and Taft Court. If Taft Street is built, it will result in substandard block widths and will prohibit the density -sensitive development approved by the zone change and Concept Plan. Staff concludes that this criterion has been met. 4. That adequate easements have been reserved for use and/or maintenance by the city or other utility agencies. Since the property was never developed under the old plat document, no utilities were put into place except for service lines to the house and other structures. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. Prior to issuance of a building permit, an administrative site development plan application will be required and referred to all impacted utility and service agencies. The property owner/developer will be responsible for utility installation and/or upgrades. Staff concludes that this criterion has been met. VL AGENCY REFERRAL Planning Commission MS-17-03/Hance Ranch All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Arvada Fire Protection District: Can serve the property with upgrades required at the developer's expanse. Jefferson County Planning: No comments. Valley Water District: Can serve the property. Will address water availability and specific improvements upon submittal of a specific redevelopment proposal. Wheat Ridge Public Works: Has reviewed and approved the plat. Will assess traffic and drainage upon submittal of a site development plan. Wheat Ridge Police: No concerns with crime or traffic. Xcel Energy: Has no objections to the plat. V. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that all requirements of the subdivision regulations have been met and that approval of the subdivision will facilitate development of the property. Approval of the plat will also facilitate the new street design configuration for the property by vacating and dedicating new right-of-way, as envisioned by the approved Concept Plan. Because all internal and external agencies can provide service to the property with improvements installed at the developer's expense, a recommendation of approval is given for Case No. MS -17-03. VI. RECOMMENDED MOTIONS OPTION A: "I move to APPROVE Case No. MS -17-03, a request for approval of a two -lot subdivision plat for property generally addressed as 11818 W. 52nd Avenue, for the following reasons: 1. All requirements of the subdivision regulations have been met. 2. The proposed plat will facilitate redevelopment of the site consistent with the zone change and Concept Plan. 3. Utility districts can serve the property with improvements installed at the developer's expense." OPTION B: "I move to DENY Case No. MS -17-03, a request for approval of a two -lot subdivision plat for property generally addressed as 11818 W. 52nd Avenue, the following reasons: Planning Commission MS-17-03/Hance Ranch 1. 2." Planning Commission MS-17-03/Hance Ranch Exhibit 1- Applicant letter -CII.Yaf W heat Rdge Application for Minor Plat Location: South of West 52nd Avenue East of Taft Court West of Tabor Street North of Ridge Road Applicant: HRE Development, LLC 1515 Arapahoe St, Suite 1200 Denver, Colorado 80202 Initial Submittal: February 21, 2017 Planning Commission MS-17-03/Hance Ranch RIIIIFIII„Tmg IIRMWS�p,mo... r�xaxnwsmv .«i.ss-naaaw ..aia>ansasmv VBASELINE elm ,gcmm,,,,, MS 1703Mm,,Rar h Ism,1111 (Raps,"till Is Pleased an sul the apglon I Epgeny a knownas Hance Both am batch at I RE medicinal � and IN Pon x m family real Me pmpem X eowdea by west sY° Avenue an the north, Taft the wentMR1111 nanMOx ren oMrct hall agamum Ridge m gold ahe somm, and Take,ws Me eon. e Santant propose u develop the 7 3 aro sR Mo a resisame,I d,selcpmem eIM III men attached Mrtlfmg, ImrvnhomeX looted m the nMhem half of the p open/ an army half 0 M me mars adpaem he ratno wheat potential components ea anular of on Raweu eutm<evelopmemtnh aeMx me lzraxnd aaldemul demand In Me IRS Oman the ah fine opera bmed,Ind yrs1120161. opera Is hand and to, e6daM.al and al huspi propos N X h amen xe:emezmne IR -11. 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A e fY 4' Ile• Ia- 1 y e� TaAeT 18^ �a LIG 41L, TMfL ^r*dLI -%A%%D ST Ri.CT4 AIVO ~Lrd mu TO vICFFC4DeN b I .�x.:b dills Mir tales r �F /� 4�QalI'4TY OF JSPi LwbOb4 ^ ' �� T'•'1�'r'� L,JlIN� A � •L.I.0 IPI .END 1-0- t L' AND CQ4NTV DR -161 ,5+•sy,!■ { ,�tlyq y: �, :: oe H4Rt RY C,kti1T 1:FY TNAt 'E'FY*_(��y►r� v h `�� gnaw ',1"�9 MG:� AOpEt4�0.6' ALF syti SLC T'Y}�r as; ANCE _S a Crl'iLpbSt Ff .. .. 1xcH► uy(pt !s i7,1Wi�1-�]� 1NI it fixN' 'Y+ i..x f1 � �PV0 J�1■'%ROV�.or yw TWIRL A., Exhibit 4 — Site Photos Looking west along 52nd Avenue Planning Commission MS-17-03/Hance Ranch Planning Commission MS-17-03/11ance Ranch Looking south from 52nd at front of house Looking south along Tabor — property is to the right Planning Commission MS-17-03/11ance Ranch Looking west from Tabor at property Looking southwest toward Tabor/Ridge intersection Exhibit 5 - Zoning Map Planning Commission MS-17-03/Hmce Ranch Exhibit 6 — Concept Plan Planning Commission MS-17-03/Hance Ranch LEGAL DESCRIPTION: LOTS 1 THROUGH 25, HANCE'S SUBDIVISION, EXCEPT THAT PORTION THEREOF AS CONVEYED TO REGIONAL TRANSPORTATION DISTRICT, A POLITICAL SUBDIVISION OF THE STATE OF COLORADO IN THE DEED RECORDED DECEMBER 17, 2012 UNDER RECEPTION NO. 2012135810, TOGETHER WITH A PORTION OF TAFT STREET RIGHT OF WAY. SAID PARCEL ALSO BEING DESCRIBED AS FOLLOWS; A PORTION OF HANCE'S SUBDIVISION, AS RECORDED IN BOOK 12 AT PAGE 10, AND A PORTION OF TAFT STREET RIGHT OF WAY, BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BASIS OF BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17 TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE STH P.M., BEING MONUMENTED AT THE EAST QUARTER CORNER OF SECTION 17 BY A 21NCH PIPE WITH A 3-1/4 INCH ALUMINUM CAP MARKED "PLS 13212" AND AT THE CENTER OF SECTION 17 BY A NO. 6 REBAR WITH A 2-1/2 INCH ALUMINUM CAP MARKED "PLS 27609" IS ASSUMED TO BEAR S 89°11'07" W. COMMENCING AT SAID EAST QUARTER CORNER OF SECTION 17 THENCE S 89°11'07" W ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17 A DISTANCE OF 1058.80 FEET; THENCE S 00°48'53" E A DISTANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF SAID HANCE'S SUBDIVISION AND THE POINT OF BEGINNING; THENCE S 00°18'02" E ALONG THE WEST LINE OF SAID HANCE'S SUBDIVISION, ALSO BEING THE EAST RIGHT OF WAY LINE OF TAFT COURT A DISTANCE OF 759.48 FEET TO THE NORTHWEST CORNER OF TRACT A OF WARD ROAD STATION SUBDIVISION AS DESCRIBED AT RECEPTION NUMBER 201235810; THENCE N 89"40'56" E ALONG THE NORTH LINE OF SAID TRACT A A DISTANCE OF 86.44 FEET; THENCE N 84'17'24" E CONTINUING ALONG SAID NORTH LINE OF TRACT A A DISTANCE OF 70.26 FEET TO THE WESTERLY RIGHT OF WAY LINE OF TAFT STREET; THENCE N 84°38'08" E A DISTANCE OF 40.15 FEET TO THE EASTERLY RIGHT OF WAY LINE OF TAFT STREET AND THE NORTHWEST CORNER OF EXCEPTION PARCEL GL -55A AS DESCRIBED AT RECEPTION NUMBER 2012135810; THENCE N 79"41'52" E ALONG SAID NORTH LINE OF EXCEPTION PARCEL GL -55A A DISTANCE OF 158.91 FEET TO A POINT OF A CURVE; THENCE ALONG THE WEST LINE OF SAID EXCEPTION PARCEL GL -55A THE FOLLOWING THREE (3) COURSES AND DISTANCES; 1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 17`56'1T', A RADIUS OF 400.00' FEET, AN ARC LENGTH OF 125.23 FEET WHOSE CHORD BEARS N 20°50'12" E A DISTANCE OF 124.72 TO A POINT OF A REVERSE CURVE; 2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26°26'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD BEARS N 16'34'54" E A DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY; 3) N 03"21'27" E A DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID EXEMPTION PARCEL GL -55A; THENCE N 89°43'08" E ALONG THE MOST NORTHERLY LINE A DISTANCE OF 11.02 FEET, TO THE WEST RIGHT OF WAY LINE OF TABOR STREET; THENCE N 00°16'32" W ALONG SAID WEST RIGHT OF WAY LINE OF TABOR STREET A DISTANCE OF 414.56 FEET TO A POINT OF A CURVE; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 90°32'18", A RADIUS OF 15.00 FEET, AN ARC LENGTH OF 23.70 FEET, AND WHOSE CHORD BEARS N 45'32'43" W A DISTANCE OF 21.31 FEET TO A POINT OF TANGENCY AND THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE; THENCE S 89'11'07'W ALONG THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE A DISTANCE OF 430.08 FEET TO THE POINT OF BEGINNING; SAID DESCRIBED PARCEL OF LAND CONTAINS 318,708 SQ. FT. OR 7.316 ACRES, MORE OR LESS. FLOODPLAIN CERTIFICATION: THE SUBJECT PROPERTY IS NOT LOCATED WITHIN EITHER THE 100 OR 500 YEAR FLOOD PLAINS. IT IS LOCATED WITHIN ZONE X (AREA OF MINIMAL FLOOD HAZARD) IDENTIFIED IN FIRM MAP NO. 08059CO214F, DATED FEBRUARY 5, 2014 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY. EASEMENT AND RIGHT-OF-WAY DEDICATIONS: REQUIRED EASEMENT AND RIGHT-OF-WAY REPRESENTED HEREIN ARE APPROVED TO BE CONVEYED BY PLAT, .DEVELOPMENTCRITERIA: SITE AREA: TOTAL SITE AREA - 7.5 ACRE NORTH PORTION: MU -C TOD ZONING: MU -N MINIMUM BUILDING AND 15% FOR RESIDENTIAL USE HARDSCAPE COVERAGE: 15% FOR RESIDENTIAL USE MAXIMUM BUILDING HEIGHT: 35 FT FOR RESIDENTIAL USE BUILDING ORIENTATION: BUILD -TO AND SETBACK REQUIREMENTS WILL BE MET. SITING WILL CONFORM TO SETBACK REQUIREMENTS, WITH PARKING BEHIND LIGHTING: BUILDING FACES. FINAL BUILDING FOOTPRINTS TO BE ESTABLISHED DURING SITE REVIEW LANDSCAPING: PROCESS. LIGHTING: TO MEET SECTION 26-503 OF THE WHEAT RIDGE MUNICIPLE CODE LANDSCAPING: TO BE IN CONFORMANCE WITH ZONING REQUIREMENTS. FINAL LANDSCAPING TO BE DETERMINED DURING SITE PLAN REVIEW PROCESS. SOUTH PORTION: ZONING: MU -C TOD MINIMUM BUILDING AND HARDSCAPE COVERAGE: 15% FOR RESIDENTIAL USE MINIMUM BUILDING HEIGHT: 20 FT MAXIMUM BUILDING HEIGHT: 6 STORIES / 90 FT BUILDING ORIENTATION: BUILD -TO REQUIREMENTS WILL BE MET. PRIMARY AND SECONDARY STREETS WILL BE DETERMINED WITH SITE REVIEW PROCESS. LIGHTING: TO MEET SECTION 26-503 OF THE WHEAT RIDGE MUNICIPLE CODE LANDSCAPING: TO BE IN CONFORMANCE WITH ZONING REQUIREMENTS. FINAL LANDSCAPING TO BE DETERMINED DURING SITE PLAN REVIEW PROCESS. CONCEPT PLAN CHARACTER AND ZONE COMPLIANCE: THE FOCUS OF THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENERAL DEVELOPMENT OUTLINE FOR THE PROPERTY KNOWN AS HANCE RANCH. PER COUNCIL BILL 13-2016, THE PROPERTY WAS REZONED FROM RESIDENTIAL -ONE (R-1) TO THE MIXED USE COMMERCIAL TRANSIT ORIENTED DEVELOPMENT (MU -C TOD) ZONE SUB -DISTRICT AND THE MIXED USE NEIGHBORHOOD ZONE SUB -DISTRICT (MU -N) ON TWO SEPARATE ZONE LOTS. THIS ZONING WILL PERMIT THE FUTURE DEVELOPMENT OF EACH LOT IN A MANNER THAT IS CONSISTENT WITH THE REGULATIONS ESTABLISHED IN EACH ZONE DISTRICT. DEVELOPMENT WILL OCCUR IN PHASES ON EACH OF THE TWO LOTS THAT WILL BE CREATED AS PART OF A SUBSEQUENT SUBDIVISION. A SITE PLAN WILL BE SUBMITTED FOR EACH LOT IN CONFORMANCE WITH THE CITY OF WHEAT RIDGE SITE PLAN PROCESS. DETAILS REGARDING THE FINAL CONFIGURATION OF THE IDENTIFIED LOTS ARE INTENTIONALLY OMITTED FROM THIS CONCEPT PLAN IN THE INTEREST OF PROVIDING FLEXIBILITY IN FUTURE USE AND DESIGN. REQUIREMENTS OF THE FUTURE DEVELOPMENT WITH REGARD TO ACCESS, DRAINAGE, OPEN SPACE, AND ZONING ARE ADDRESSED IN GENERAL HEREIN. DRAINAGE CONSIDERATIONS: A PRELIMINARY DRAINAGE REPORT IS SUBMITTED WITH THIS CONCEPT PLAN APPLICATION. A FINAL DRAINAGE REPORT WILL BE PROVIDED IN CONJUNCTION WITH THE SUBDIVISION APPLICATION. THE PROPOSED SITE WILL BE GRADED SO THAT DEVELOPED DRAINAGE CLOSELY FOLLOW HISTORIC PATTERNS GOING FROM THE NORTHWEST TO THE SOUTHEAST. DETENTION PONDS ARE PROPOSED IN THE SOUTHEAST CORNERS OF EACH LOT AND WILL BE SIZED TO PROVIDE WATER QUALITY AS WELL AS EXCESS URBAN RUNOFF VOLUME (EURV) FOR THE ENTIRE SITE. OUTFALL FOR THE POND IS PROPOSED TO BE CONVEYED INTO A BOX CULVERT BEING INSTALLED WITH THE RTD STATION IMPROVEMENTS, AND THEN CONVEYED INTO AN RTD POND TO THE SOUTHEAST OF THE SITE AT THE SOUTHEAST INTERSECTION OF WEST RIDGE ROAD AND ROBB STREET. IF IT IS DETERMINED THAT THE RTD POND LOCATED NEAR RIDGE ROAD AND ROBB STREET CAN CAPTURE THE FULL DRAINAGE REQUIREMENTS OF THE PROPOSED DEVELOPMENT, NO DETENTION POND WILL BE PROPOSED ON SITE. IN THIS SCENARIO A DIFFERENT WATER QUALITY FEATURE WILL BE DETERMINED FOR THE DEVELOPMENT. THE APPLICANT IS CURRENTLY ASSESSING FEASIBILITY WITH THE REGIONAL TRANSPORTATION DISTRICT (RTD). THE FINAL DESIGN FOR STORM WATER DETENTION WILL COMPLY WITH THE FINAL DRAINAGE REPORT AND IS SUBJECT TO APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS. OPEN SPACE CONCEPTS: THE REQUIRED OPEN SPACE MINIMUMS ARE THE SAME FOR EACH ZONE DISTRICT AND WILL BE ACHIEVED AGGREGATELY. THE REQUIREMENTS ARE PROPOSED TO BE MET AS FOLLOWS: MU -N (NORTH): OPEN SPACE REQUIREMENTS WILL BE MET THROUGH ONE OR MORE OF THE FOLLOWING ELEMENTS: SMALL PRIVATE YARDS, PLANTED AREAS, HARDSCAPE AREAS, OR COMMUNAL OPEN SPACE. MU -C TOD (SOUTH): A COMMUNITY GREEN SPACE IS TO BE INTEGRATED WITH THE DEVELOPMENT TO SERVE AS AN AMENITY FOR RESIDENTS. TRAFFIC CIRCULATION: THE PROPOSED DEVELOPMENT WILL PROVIDE A MIXED-USE RESIDENTIAL DEVELOPMENT THAT WILL BE LOCATED WITHIN CLOSE PROXIMITY TO THE WARD ROAD - WHEAT RIDGE COMMUTER RAIL STATION AND PARK -N -RIDE. THE DEVELOPMENT WILL OFFER STRONG PEDESTRIAN CONNECTIONS FROM THE DEVELOPMENT TO THE NEW SIDEWALKS AND NEW STREETS. AN EXTENSION OF WEST 51ST AVENUE WILL BE CONSTRUCTED THAT WILL BISECT THE PROPERTY INTO TWO BLOCKS: NORTH AND SOUTH. THE EXTENSION OF WEST 51sT AVENUE WILL ENTER THE SITE FROM THE WEST FROM TAFT COURT AND EXTEND TO TABOR STREET ON THE EAST. THIS EXTENSION WILL PROVIDE DIRECT ACCESS TO BOTH THE NORTH AND SOUTH BLOCKS OF THE DEVELOPMENT. THE NORTH BLOCK WILL PROVIDE A VEHICULAR TRAFFIC LOOP WITH TWO POINTS OF ACCESS FROM 51ST AVENUE AS WELL AS ONE ACCESS POINT ONTO TAFT COURT AND ONE ACCESS POINT ONTO TABOR STREET. THE SOUTH BLOCK WILL HAVE AN ACCESS POINT OFF FROM TAFT COURT AND TWO OFF FROM 51ST AVENUE. POTENTIAL PHASING AND USES: VICINITY MAP N.T.S OWNER'S CERTIFICATE: THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENTS) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I(WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26121 OF THE WHEAT RIDGE CODE OF LAWS. [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 CITY CERTIFICATION: APPROVED THIS -DAY OF BY THE CITY OF WHEAT RIDGE. ATTEST CITY CLERK MAYOR COMMUNITY DEVELOPMENT DIRECTOR COUNTY CLERK AND RECORDERS CERTIFICATE: STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) DEVELOPMENT WILL OCCUR IN PHASES. ONE OF THE PHASES WILL PROVIDE I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT DEVELOPMENT ON THE NORTHERN LOT OF THE PROPERTY AND THE OTHER PHASE WILL BE THE SOUTHERN LOT. THE BOUNDARIES FOR THE NORTHERN GOLDEN, COLORADO, AT O'CLOCK _.M. ON THE AND SOUTHERN LOTS WILL BE DETERMINED AT THE TIME OF PLATTING. DAY OF A.D., IN A SITE PLAN WILL BE SUBMITTED FOR EACH OR PHASE IN ACCORDANCE WITH THE BOOK_, PAGE_, RECEPTION NO. CITY OF WHEAT RIDGE DEVELOPMENT REGULATIONS FOR THAT APPLICATION. JEFFERSON COUNTY CLERK AND RECORDER THE SUMMARY OF THE INDIVIDUAL PHASES, IN NO SPECIFIC ORDER, ARE INCLUDED BELOW. MU -N iNORTHj BY: DEPUTY • 80 TOWNHOME UNITS, CONSTRUCTION MAY BE PHASED • PEDESTRIAN PATHS • PARKING WILL BE ATTACHED GARAGES, DETACHED GARAGES OR SURFACE PARKING MU -C TOD ISOUTH7 • 250 MULTI -UNIT APARTMENT BUILDING OR -60- ATTACHED TOWNHOMES • ON -STREET PARKING ALONG 51ST WILL BE INCLUDED IN THE TOTAL REQUIRED SPACES. • PARKING SPACES WILL BE PROVIDED WITHIN BUILDING FOOTPRINT ✓ chil pik- anaN:� yo,Moi c mm ory qn, O 2 Q V Z 0 Z g o Q a O U w W Uz Z O = U w I NO. DESCRIPTION DATE NO. DESCRIPTION DATE C_N:�EPT Fi AN 08 -2E -2C1 2 CONCEPT FLAN 2 11-14-2P1 3 o I s I s COVER SHEET Project Number Issue Date AO POINT L.'-2. BUILD -TO PROPERTY LINE PROPOSED ACCESS POINT VISTA RIDGE DRIVE SUBDIVISION BOOK 15, PAGE 25 'VESR`OGS R T OS �j SITE PLAN 1.. = 40'-0.. LEGEND LOT LINE BUILD -TO ROW DEDICATION ROW CENTERLINE N40' 90' i J I mch,wwW plic +a,eome,x I eemuo PLLC. rroeaM bores 2 0 U za o z J J Q w w U z z O = U W NO. DESCRIPTIG, _ E NO. DESCRIPTION C PLAN G6-26-211'1 CONCECT FLAN 11 -•.--201n s — — iITE PLAN 1O•NOM�" Project Number ox,wl�nuMaEa, Issue Date Al -- $ WEST 521111 AVENUE I BROW DEDICATI: N i _ OAZ BU�TO PROPOSED ACCESS POINT � I I - V (SCHEMATIC IIr I SCHEMATIC o a R 19� LOCATION OF LOCATION OF' " I, �f § P. PROPOSED _ `TOWNHOME _ PROPOSED _ r TOWNHOME- o BUILDINGS BUILDINGS - �•�;- �b I I � 4 M U -NA A PORTION OF LOT 14 PORTION OF LOTS 1- 16 ; o STANDLEY HEIGHTS HANCE'S SUBDIVISION REC. NO. F1105689 I 3.899 ACRES I I o I I 40' TAFT STREET ,o RIGHT-OF-WAY TO BE VACATED �I — I i PROPOSED — RETENTION w — PONDof I O I O ' =I� PROPOSED m IJ DETENTION POND _ PROPOSED'", ! 1 PROPOSED -� ACCESS-�' CCESS- l _ �' /ACCESS - , POINT— ' - 'POINTr i POINT — i� /- PROPOSED /.PROPOSED �..,. _ACCESS WEST5ISTAVENUE ACCESS .� ,POINT/ , z I J NEW LOT SIZE: 2.66 ACRES SCHEMATIC LOCATION OF PROPOSED MULTI -UNIT BUILDING 116,048.58 SQ. FT. o o ;• � m 9 I g a L o 1PROPOSED n • DETENTION (POND LOT WARD ROAD STA ION SUBDIVISION I� M U -C TOD REC. NO. 2014092875 I A PORTION OF LOTS 17-241 PROPOSED HANCE'S SUBDIVISION ACCESS - 2.724 ACRES f POINT L.'-2. BUILD -TO PROPERTY LINE PROPOSED ACCESS POINT VISTA RIDGE DRIVE SUBDIVISION BOOK 15, PAGE 25 'VESR`OGS R T OS �j SITE PLAN 1.. = 40'-0.. LEGEND LOT LINE BUILD -TO ROW DEDICATION ROW CENTERLINE N40' 90' i J I mch,wwW plic +a,eome,x I eemuo PLLC. rroeaM bores 2 0 U za o z J J Q w w U z z O = U W NO. DESCRIPTIG, _ E NO. DESCRIPTION C PLAN G6-26-211'1 CONCECT FLAN 11 -•.--201n s — — iITE PLAN 1O•NOM�" Project Number ox,wl�nuMaEa, Issue Date Al A PORTION OF LOT 14 STANDLEY HEIGHTS REC. NO. F1105689 LOT 1 BLOCK 1 WARD ROAD STATION SUBDIVISION REC. NO. 2014092675 w 01 O F PROPOSED ACCESS POINT VISTA RIDGE DRIVE SUBDIVISION BOOK 15, PAGE 25 WEst RtDGEµOPD c7 , SITE PLAN ALTERNATE 11. =,W-0.1 LEGEND: • • LOT LINE BUILD -TO ROW DEDICATION --��— ROWCENTERLINE NV 20' 40' W, i archhectum pBc mm rmsk qnr O 2 -- - z g WEST 52ND AVENUE w a a O U ui U Z z O U w = - 0'-12'191LIq(1,T0 PROPOSED ACCESS POINT I w 11 J SCHEMATIC I SCHEMATIC o d LOCATION OF PROPOSED — —LOCATION OF' PROPOSED a_ § — _ _ iTOWNHOME _ TOWNHOME BUILDINGS BUILDINGS ;� IIIVVVI�i to _ - I -II M U -N A PORTION OF LOTS 1- 16 A! II I HANCE'SSUBDIVISION 3.899ACRES I Ii w 3 1 40' TAFT STREET RIGHT-OF-WAY TO BE VACATED F- — PROPOSED ' RETENTION POND O 4I I PROPOSED DETENTION POND -PROPOSED _� PROPOSED f ACCESS - -- �.� ,ACCESS �- 'T POINT-' i-PROPOSEO'�J-' ACCESS, / - _'WEST5ISTAVENUE �� 'ACCESS POINT" %POINT% , SCHEMATIC y NEW LOT SIZE: 2.66 ACRES LOCATION OF PROPOSED IY 116,048.58 SQ. FT. TOWNHOME r I BUILDINGS f 4 - 1 PROPOSED DETENTION,Z- rMU-C TOD I POND A PORTION OF LOTS 17-24 I �' HANCE'S SUBDIVISION 12.724 ACRES I I y. I PROPOSED ACCESS = POINT _ I 0'-W BUILOTO — PROPERTY LINE }^ w 01 O F PROPOSED ACCESS POINT VISTA RIDGE DRIVE SUBDIVISION BOOK 15, PAGE 25 WEst RtDGEµOPD c7 , SITE PLAN ALTERNATE 11. =,W-0.1 LEGEND: • • LOT LINE BUILD -TO ROW DEDICATION --��— ROWCENTERLINE NV 20' 40' W, i archhectum pBc mm rmsk qnr NO. DESCRIPTION DATE ND. DESCRIPTION DATE CONCEPT PLAN 08-25-2010 2 CCIY.;EPT PIAN2 •11-19-2x'5 6 _ _ — SITE PLAN ALTERNATE Project Number °°'E Issue Date O 2 < U z z g i w a a O U ui U Z z O U w = NO. DESCRIPTION DATE ND. DESCRIPTION DATE CONCEPT PLAN 08-25-2010 2 CCIY.;EPT PIAN2 •11-19-2x'5 6 _ _ — SITE PLAN ALTERNATE Project Number °°'E Issue Date Exhibit 7 — Proposed Plat Planning Commission MS-17-03/Hance Ranch EXHIBIT 7 RECEPTION NO. , DATE , 20 , TIME , COUNTY OF JEFFERSON, STATE OF COLORADO, $ RANGE'S SUBDIVISION REPEAT N0, 1 BEING A REPLAT OF A PORTION OF HANCE'S SUBDIVISION LOCATED IN A PORTION OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO OWNER'S CERTIFICATE I, -------------- BEING THE OWNER OF REAL PROPERTY CONTAINING ACRES DESCRIBED AS FOLLOWS: LOTS 1 THROUGH 25, HANCE'S SUBDIVISION, COUNTY OF JEFFERSON, STATE OF COLORADO, EXCEPT THAT PORTION THEREOF AS CONVEYED TO REGIONAL TRANSPORTATION DISTRICT, A POLITICAL SUBDIVISION OF THE STATE OF COLORADO IN THE DEED RECORDED DECEMBER 17, 2012 UNDER RECEPTION NO. 2012135810. HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HERON CONTAINED UNDER THE NAME AND STYLE OF CLEAR CREEK TOWNHOMES SUBDIVISION, A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES. THIS INCLUDES BUT IS NOT LIMITED TO TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORMWATER SYSTEMS AND PIPES, DETENTION PONDS, STREETLIGHTS AND ALL APPURTENANCES THERETO. (OWNER NAME) AS (NAME) (TITLE) COUNTY OF JEFFERSON ) )SS STATE OF COLORADO ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF I A.D. 20 BY WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES: NOTARY PUBLIC CONTROL TABLE POINT NO. STATE PLANE NAD83 0502 CO. CENTRAL C.O.W.R. PUBLISHED VALUES LATITUDE LONGITUDE 12109 N 1713176.76 / E 3101742.88 N 713608.92 / E102525.33 39 47 27.31695 105 08 16.61233 12209 N 1713214.30/ E 3101438.89 N 713646.48 / E 105172.01 39 47 27.58237 105 07 42.71376 13109 N 1710537.53 / E 3101757.20 N 710969.03 / E 102539.65 39 47 01.23406 105 08 16.56364 o w ASELINE Engineering • Planning • Surveying 710 11TH AVENUE SUITE 105 • GREELEY, COLORADO 80631 P 970.353.7600 • F. 970.3537601 • www.baselinecorp.com VICINITY MAP 1" = 2000' STATEMENT OF ACCURACY THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN STATE PLANE COLORADO CENTRAL RIPS 0502 COORDINATE SYSTEM AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.04 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPACIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE. CURRENT CITY DATUM 1. THIS PLAT IS BASED ON THE CURRENT CITY DATUM, WHICH USES A HORIZONAL COORDINATE SYSTEM THAT IS GROUND-BASED, MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502, AND THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) 2. THE GROUND TO STATE PLANE GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHAC-1 HAVING THE FOLLOWING NAD83/92 (NAD83 HARN) STATE PLANE COORDINATES: N1701258.75, E3118217.58. THE PROJECT COORDINATES SHOWN HEREON ARE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502, WHICH HAVE BEEN MODIFIED TO GROUND VALUES AND THEN TRUNCATED BY N1,000,000 X E3,000,000 NOTES 1. BASIS OF BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AS MONUMENTED BY A 2" ID PIPE WITH A 3-1/4" INCH ALUMINUM CAP IN A RANGE BOX STAMPED "PLS 13212" AT THE EAST QUARTER CORNER OF SAID SECTION 17 AND A NO. 6 REBAR WITH A 2-1/2" INCH ALUMINUM CAP IN A RANGE BOX STAMPED "PLS 27609" AT THE CENTER QUARTER CORNER OF SAID SECTION 17 TO BEAR SOUTH 89'11'07" WEST, BEING A GRID BEARING OF THE COLORADO STATE COORDINATE SYSTEM, CENTRAL ZONE 0502, NORTH AMERICAN DATUM 1983/1992, A DISTANCE OF 2646.95 FEET WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO. 2. TITLE COMMITMENT NOTE: THIS LAND SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY BASELINE ENGINEERING CORP. TO DETERMINE OWNERSHIP OF THIS TRACT, VERIFY THE DESCRIPTION SHOWN, VERIFY THE COMPATIBILITY OF THIS DESCRIPTION WITH THAT OF ADJACENT TRACTS, OR VERIFY EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING EASEMENTS, RIGHT-OF-WAY OR TITLE OF RECORD, BASELINE ENGINEERING CORP. RELIED UPON TITLE ORDER NO. XXXXXXXXX, PREPARED BY XXXXXXXXXXXXXXXXXXX, DATED XXX, XX AT XXX P.M. 3. THIS SUBDIVISION PLAT WAS PREPARED BY MATT ROBERT EISENACH, PLS 38257, FOR AND ON BEHALF OF BASELINE CORPORATION, 710 11TH AVENUE, SUITE 105, GREELEY, CO 80631. 4. DISTANCES ON THIS PLAT ARE EXPRESSED IN U.S. SURVEY FEET AND DECIMALS THEREOF. A U.S. SURVEY FOOT IS DEFINED AS EXACTLY 1200/3937 METERS. 5. 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. 6. SHEET 2 OF THIS PLAT INDICATES THE EXISTING PARCEL BOUNDARY LINES, LOT LINE CONFIGURATION, PUBLIC RIGHT-OF-WAY FOR TAFT STREET, AND PLATTED EASEMENTS WHICH ARE TO BE VACATED AND RECONFIGURED AS SHOWN ON SHEET 3. 7. SHEET 3 OF THIS PLAT INDICATES THE PROPOSED LOT LINES, EASEMENTS, AND PUBLIC RIGHT-OF-WAY HEREBY CREATED AND DEDICATED BY THIS PLAT. 8. ALL EASEMENTS IDENTIFIED ON THIS PLAT AS BEING "HEREBY VACATED" SHALL FOREVER BE VACATED, TERMINATED, AND EXTINGUISHED UPON RECORDATION OF THIS PLAT WITH THE JEFFERSON COUNTY CLERK AND RECORDER. PLANNING COMMISSION CERTIFICATION RECOMMENDED FOR APPROVAL THIS DAY OF COMMISSION. CHAIR PERSON CITY CERTIFICATION APPROVED THIS DAY OF ATTEST CITY CLERK COMMUNITY DEVELOPMENT DIRECTOR DIRECTOR OF PUBLIC WORKS MAYOR 20 . BY THE WHEAT RIDGE PLANNING , 20 , BY THE WHEAT RIDGE CITY COUNCIL. COUNTY CLERK AND RECORDERS CERTIFICATE ACCEPTED FOR RECORDING IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT O'CLOCK Q W 58 AVE DAY OF A.D., IN BOOK , PAGE , RECEPTION o 0 o w � U � Q W 52 AVE m Q Q w SUBJECT SITE m � o W 49 AVE 1-70 W 44 AVE VICINITY MAP 1" = 2000' STATEMENT OF ACCURACY THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN STATE PLANE COLORADO CENTRAL RIPS 0502 COORDINATE SYSTEM AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.04 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPACIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE. CURRENT CITY DATUM 1. THIS PLAT IS BASED ON THE CURRENT CITY DATUM, WHICH USES A HORIZONAL COORDINATE SYSTEM THAT IS GROUND-BASED, MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502, AND THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) 2. THE GROUND TO STATE PLANE GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHAC-1 HAVING THE FOLLOWING NAD83/92 (NAD83 HARN) STATE PLANE COORDINATES: N1701258.75, E3118217.58. THE PROJECT COORDINATES SHOWN HEREON ARE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502, WHICH HAVE BEEN MODIFIED TO GROUND VALUES AND THEN TRUNCATED BY N1,000,000 X E3,000,000 NOTES 1. BASIS OF BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AS MONUMENTED BY A 2" ID PIPE WITH A 3-1/4" INCH ALUMINUM CAP IN A RANGE BOX STAMPED "PLS 13212" AT THE EAST QUARTER CORNER OF SAID SECTION 17 AND A NO. 6 REBAR WITH A 2-1/2" INCH ALUMINUM CAP IN A RANGE BOX STAMPED "PLS 27609" AT THE CENTER QUARTER CORNER OF SAID SECTION 17 TO BEAR SOUTH 89'11'07" WEST, BEING A GRID BEARING OF THE COLORADO STATE COORDINATE SYSTEM, CENTRAL ZONE 0502, NORTH AMERICAN DATUM 1983/1992, A DISTANCE OF 2646.95 FEET WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO. 2. TITLE COMMITMENT NOTE: THIS LAND SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY BASELINE ENGINEERING CORP. TO DETERMINE OWNERSHIP OF THIS TRACT, VERIFY THE DESCRIPTION SHOWN, VERIFY THE COMPATIBILITY OF THIS DESCRIPTION WITH THAT OF ADJACENT TRACTS, OR VERIFY EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING EASEMENTS, RIGHT-OF-WAY OR TITLE OF RECORD, BASELINE ENGINEERING CORP. RELIED UPON TITLE ORDER NO. XXXXXXXXX, PREPARED BY XXXXXXXXXXXXXXXXXXX, DATED XXX, XX AT XXX P.M. 3. THIS SUBDIVISION PLAT WAS PREPARED BY MATT ROBERT EISENACH, PLS 38257, FOR AND ON BEHALF OF BASELINE CORPORATION, 710 11TH AVENUE, SUITE 105, GREELEY, CO 80631. 4. DISTANCES ON THIS PLAT ARE EXPRESSED IN U.S. SURVEY FEET AND DECIMALS THEREOF. A U.S. SURVEY FOOT IS DEFINED AS EXACTLY 1200/3937 METERS. 5. 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. 6. SHEET 2 OF THIS PLAT INDICATES THE EXISTING PARCEL BOUNDARY LINES, LOT LINE CONFIGURATION, PUBLIC RIGHT-OF-WAY FOR TAFT STREET, AND PLATTED EASEMENTS WHICH ARE TO BE VACATED AND RECONFIGURED AS SHOWN ON SHEET 3. 7. SHEET 3 OF THIS PLAT INDICATES THE PROPOSED LOT LINES, EASEMENTS, AND PUBLIC RIGHT-OF-WAY HEREBY CREATED AND DEDICATED BY THIS PLAT. 8. ALL EASEMENTS IDENTIFIED ON THIS PLAT AS BEING "HEREBY VACATED" SHALL FOREVER BE VACATED, TERMINATED, AND EXTINGUISHED UPON RECORDATION OF THIS PLAT WITH THE JEFFERSON COUNTY CLERK AND RECORDER. PLANNING COMMISSION CERTIFICATION RECOMMENDED FOR APPROVAL THIS DAY OF COMMISSION. CHAIR PERSON CITY CERTIFICATION APPROVED THIS DAY OF ATTEST CITY CLERK COMMUNITY DEVELOPMENT DIRECTOR DIRECTOR OF PUBLIC WORKS MAYOR 20 . BY THE WHEAT RIDGE PLANNING , 20 , BY THE WHEAT RIDGE CITY COUNCIL. COUNTY CLERK AND RECORDERS CERTIFICATE ACCEPTED FOR RECORDING 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 JEFFERSON COUNTY CLERK AND RECORDER BY: DEPUTY CLERK SURVEYOR'S CERTIFICATE I, MATT ROBERT EISENACH, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF HANCE'S SUBDIVISION REPLAT NO. 1 WAS MADE MY 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 PLAT ACCURATELY REPRESENT SAID SURVEY. MATT ROBERT EISENACH, PLS COLORADO LICENSED PROFESSIONAL LAND SURVEYOR NO. 38257 FOR AND ON BEHALF OF BASELINE CORPORATION SHEET 1 OF 3 RECEPTION NO. , DATE , 20 , TIME , COUNTY OF JEFFERSON, STATE OF COLORADO, $ C.O.W.R. PT NO. 12109 CENTER 1/4 CORNER SEC. 17, T3S, R69W FOUND NO. 6 REBAR WITH 2-1/2" NORTH LINE OF THE SE 1/4 OF SEC. 17 ALUMINUM CAP MARKED "PLS 27609"_ BASIS OF BEARINGS _ _ S 89'11'07" W 2646.95' (M) 2660.0' (R) 226.10' (M) FOUND PK NAIL AND DISK 226.05' (R) MARKED "PLS 10734" (ON-LINE) SYMBOL LEGEND (M) MEASURED DISTANCE (R) RECORD DISTANCE ALIQUOT CORNER AS DESCRIBED FOUND NO. 5 REBAR (UNCAPPED) TYPICAL UNLESS NOTED OTHERWISE O FOUND NO. 5 REBAR WITH 1-1/4" RED PLASTIC CAP MARKED "PLS 38257" CALCULATED POSITION NO MONUMENT WAS FOUND OR SET 1 GRAPHIC SCALE 50 0 50 100 (IN FEET) 1 INCH = 50 FT SELINE Igineering • Planning • Surveying 710 11TH AVENUE SUITE 105 • GREELEY, COLORADO 80631 P 970.353.7600 • F. 970.3537601 • www.baselinecorp.com RANGE'S SUBDIVISION REPEAT N0, 1 BEING A REPLAT OF A PORTION OF HANCE'S SUBDIVISION LOCATED IN A PORTION OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 981.4' (R) 976.63' (M) FOUND NO. 5 REBAR � 0 Q -T I FOUND NO. 5 REBAR (NW CORNER OF LOT - 15 STANDLEY HEIGHTS) I 15' SLOPE EASEMENT REC. NO. 2012135811 1 37.5' 1 37.5' TRACT A WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 RIDGE ROAD (92' ROW) DEDICATED BY WARD ROAD STATION SUBDIVISION LOT OTA 2 WARD ROAD STATION SUBDIVISION REG. N0. 2014092875 LLA — 214.9' (R) 214.07' (M) S 8911'07" W 141.42' L=23.70' R=15.00' A=9031'32" CH=N 4533b6" W 21.31' LOT 17 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) LOT 18 LOT 19 LOT 20 p 5' UTILITY EASEMENT PER bo K HANCE'S SUBDIVISION (TYP.) LOT 21 5' SLOPE EASEMENT REC. NO. 2012135811 LOT 22 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) WEST 52ND AVENUE (60' ROW) DEDICATED BY HANCE'S SUBDIVISION — - - — — — 292.5' (R) 291.17' (M) S 89'11'07' 218.66'— L=23.70' R=15.00' L=23.42' R=15.00' &90'32'18" X89'28'28' CH=N 4532'43" W CH=S 44'26'54" W 21.31' 21.12' LOT 16 LOT 1 35 UTILITY EASEMENT PER RANGE'S SUBDIVISION (TYP.) of LOT 15 0 LOT 2 �& s a`40� I 3 I UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) LOT 23 1 20' 120' LOT 14 40' ROW TO BE VACATED BY THIS PLAT LOT 13 w 0 Q 20' O Z w g N U 3Qo O owm U arm F+ y m N cn 3 = o =o Z T. 0 F v N 0 CD w 0 TRACT A WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 RIDGE ROAD (92' ROW) DEDICATED BY WARD ROAD STATION SUBDIVISION LOT OTA 2 WARD ROAD STATION SUBDIVISION REG. N0. 2014092875 LLA — 214.9' (R) 214.07' (M) S 8911'07" W 141.42' L=23.70' R=15.00' A=9031'32" CH=N 4533b6" W 21.31' LOT 17 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) LOT 18 LOT 19 LOT 20 p 5' UTILITY EASEMENT PER bo K HANCE'S SUBDIVISION (TYP.) LOT 21 5' SLOPE EASEMENT REC. NO. 2012135811 LOT 22 5' UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) WEST 52ND AVENUE (60' ROW) DEDICATED BY HANCE'S SUBDIVISION — - - — — — 292.5' (R) 291.17' (M) S 89'11'07' 218.66'— L=23.70' R=15.00' L=23.42' R=15.00' &90'32'18" X89'28'28' CH=N 4532'43" W CH=S 44'26'54" W 21.31' 21.12' LOT 16 LOT 1 35 UTILITY EASEMENT PER RANGE'S SUBDIVISION (TYP.) of LOT 15 0 LOT 2 �& s a`40� I 3 I UTILITY EASEMENT PER HANCE'S SUBDIVISION (TYP.) LOT 23 1 20' 120' LOT 14 40' ROW TO BE VACATED BY THIS PLAT LOT 13 w LOT 4 LOT 3 5' UTILITY EASEMENT PER ANCE'S SUBDIVISION (TYP.) L 20' 20' LOT 4 LOT 24 (REMAINDER) N �� LOT 8 7 777 (REMAINDER) N 84'17 70.28' EXCEPTION PARCEL GL -55A / N 89'40'56" E 86.44' y 3 REC. NO. 2012135810 / 3 E� / -EXCEPTION PARCEL GL -55 REC. NO. 2012135810 TRACT B WARD ROAD STATION SUBDIVISION REC. NO. 2014092875 8 wN Nc015�8��v�S�ON / oE��ONA`L / 11ooSRow1 —234—'(R) 232.45' (M) I = ♦ } 20' 20' w g U �' 89'OW E 11.02' FN z Qz F+ y cn 3 = o o cn & m > N 03'21'27" E 76.92'--, CD Q m m LOT 12 LOT 5 Q� CD N �` U o � s 5' UTILITY EASEMENT PER I C) HANCE'S SUBDIVISION (TYP.) I L=108.48' R=235.00' LOT 11 X26'26'54" CH=N 16634'54" E 107.52' 3 LOT 6 125.23oT 7 R=40000, (REMAINDER) LOT 10 X1756'17" CH=N 2050'12" E 124.72' FOUND NO. 5 REBAR WITH 1-1/2" ALUM. CAP MARKED "PLS 38257 2.0' W.C." SET 2' WEST OF ACTUAL CORNER POSITION AND ON-LINE WITH THE SOUTHERLY PROPERTY LINE LOT 9 I (REMAINDER) r LOT 24 (REMAINDER) N �� LOT 8 7 777 (REMAINDER) N 84'17 70.28' EXCEPTION PARCEL GL -55A / N 89'40'56" E 86.44' y 3 REC. NO. 2012135810 / 3 E� / -EXCEPTION PARCEL GL -55 REC. NO. 2012135810 TRACT B WARD ROAD STATION SUBDIVISION REC. NO. 2014092875 8 wN Nc015�8��v�S�ON / oE��ONA`L / 11ooSRow1 —234—'(R) 232.45' (M) I = ♦ } 20' 20' w Q C om F+ y o o a � CD CD N �` owm � s I C) 0 a 240' (R) 238.94' (M) FOUND 3-1/4" ALUMINUM CAP MARKED "PLS 13212" I FOUND 3-1/4" ALUMINUM / CAP (ILLEGIBLE) FOUND 3-1/4" ALUMINUM CAP (ILLEGIBLE) 120' (R) / 119.40' (M) C.O.W.R. PT NO. 12209 20' 20' EAST 1/4 CORNER SEC. 17, T3S, R69W, FOUND 2" PIPE WITH 3-1/4" ALUMINUM CAP a MARKED "PLS 13212" �CD CD CD � v CURRENT AS -PLATTED LAYOUT NOTE: ONLY PLATTED AND RECORDED DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED SHEET 2 OF 3 RECEPTION NO. , DATE , 20 , TIME , COUNTY OF JEFFERSON, STATE OF COLORADO, $ C.O.W.R. PT NO. 12109 CENTER 1/4 CORNER SEC. 17, T3S, R69W FOUND NO. 6 REBAR WITH 2-1/2" ALUMINUM CAP MARKED "PLS 27609" NORTH LINE OF THE SE 1/4 OF SEC. 17 _ BASIS OF BEARINGS S 89.11'07" W 2646.95' (M) 2660.0' (R) FOUND PK NAIL AND DISK MARKED "PLS 10734" (ON-LINE) N t. t■ a RANGE'S SUBDIVISION REPEAT N0, 1 BEING A REPLAT OF A PORTION OF HANCE'S SUBDIVISION LOCATED IN A PORTION OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO rnl llln !In C nrn.n SYMBOL LEGEND (M) MEASURED DISTANCE (R) RECORD DISTANCE ALIQUOT CORNER AS DESCRIBED O FOUND NO. 5 REBAR (UNCAPPED) TYPICAL UNLESS NOTED OTHERWISE O FOUND NO. 5 REBAR WITH 1-1/4" RED PLASTIC CAP MARKED "PLS 38257" CALCULATED POSITION NO MONUMENT WAS FOUND OR SET SELINE Igineering • Planning • Surveying 710 11TH AVENUE SUITE 105 • GREELEY, COLORADO 80631 P 970.353.7600 • F. 970.3537601 • www.baselinecorp.com I JD NO. 5 REBAR CORNER OF LOT kNDLEY HEIGHTS) I WEST 52ND AVENUE (60' ROW) DEDICATED BY HANCE'S SUBDIVISION 214.9' (R) - - - - - 292.5' (R) 214.07' (M) 291.17' (M) L=3.67' R=15.00' h=14ro1'54" CH=N B3 4755' W 3.66' L=20.03' R=15.00' 1=7630'24" CH=N 3831'46' W 18.57' 11.5' ROW HEREBY DEDICATED BY THIS PLAT w LOT 1 0 3.913 ACRES i Q 15' SLOPE EASECD M MENT REC. NO. 2012135811 c ow CD CD = I CD CD_ Q 37.5' 37.5' 1 _ _ 40' ROW TO BE VACATED BY THIS PLAT bil a ref 3 0 22.5' 22.5' s z � 20' 3 cyo g z L=23.70' 234' (R) R=15.00' 232.45' (M) 6=9032'18" CH=N 453243" W 21.31' fi 5' SLOPE EASEMENT REC. NO. 2012135811 1 TRACT A WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 RIDGE ROAD (92' ROW) DEDICATED BY WARD ROAD STATION SUBDIVISION LOT 1 BLOCK 2 WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 N 8438'08" E 40.16' N 8417'24" E 70.2W--\ N 89'40'56" E 86.44' -EXCEPTION PARCEL GL-55- REC. NO. 2012135810 TRACT B WARD ROAD STATION SUBDIVISION REC. NO. 2014092875 L=108.48' R=235.00' 6=26026'54" CH=N 1634'54" E 107.52' LOT 2 2.664 ACRES L=125.23' R=400.00' 6=17656'17" CH=N 20'50'12" E 124.72' FOUND NO. 5 REBAR WITH 1-1/2" ALUM. CAP MARKED "PLS 38257 2.0' W.C." SET 2' WEST OF ACTUAL CORNER POSITION AND ON-LINE WITH THE SOUTHERLY PROPERTY LINE EXCEPTION PARCEL GL-55A_--.--- REC. L-55A � / REC. N0. 2012135810 CD J / / 5 Yr � e s� seep\�\s\oN pEp\GP�E ■/ / l\oosRowl 981.4' (R) 976.63' (M) 240' (R) 238.94' (M) FOUND 3-1/4" ALUMINUM CAP MARKED "PLS 13212" I FOUND 3-1/4" ALUMINUM / CAP (ILLEGIBLE) FOUND 3-1/4" ALUMINUM CAP (ILLEGIBLE) 20' I 20' a� ZE 120' (R) 119.40' (M) C.O.W.R. PT NO. 12209 EAST 1/4 CORNER SEC. 17, T3S, R69W, FOUND 2" PIPE WITH 3-1/4" ALUMINUM CAP MARKED "PLS 13212" AS -PLATTED NOTE: ONLY PLATTED AND RECORDED DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED SHEET 3 OF 3 0 cn U � 20' 20' cyo E., o az E: in Ln o }, N o m y 8W o¢m O � oo > o 0 �rV) m d �m m 0 Of Z E_ U in d vin O D U F U 04 N n S 89'4326" W 433.54' = m CD 0 a ;' 51ST AVE 0 63' (63' ROW) 00 HEREBY DEDICATED BY THIS PLAT N 0371'27' E 28.63' g N 89043'06' E 11.02' H I I N 89 43'26' E 432.18' N 0371'27' E 4&29'---,-, N 03'21'27" E 76.92' 5' SLOPE EASEMENT REC. NO. 2012135811 1 TRACT A WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 RIDGE ROAD (92' ROW) DEDICATED BY WARD ROAD STATION SUBDIVISION LOT 1 BLOCK 2 WARD ROAD STATION SUBDIVISION REC. N0, 2014092875 N 8438'08" E 40.16' N 8417'24" E 70.2W--\ N 89'40'56" E 86.44' -EXCEPTION PARCEL GL-55- REC. NO. 2012135810 TRACT B WARD ROAD STATION SUBDIVISION REC. NO. 2014092875 L=108.48' R=235.00' 6=26026'54" CH=N 1634'54" E 107.52' LOT 2 2.664 ACRES L=125.23' R=400.00' 6=17656'17" CH=N 20'50'12" E 124.72' FOUND NO. 5 REBAR WITH 1-1/2" ALUM. CAP MARKED "PLS 38257 2.0' W.C." SET 2' WEST OF ACTUAL CORNER POSITION AND ON-LINE WITH THE SOUTHERLY PROPERTY LINE EXCEPTION PARCEL GL-55A_--.--- REC. L-55A � / REC. N0. 2012135810 CD J / / 5 Yr � e s� seep\�\s\oN pEp\GP�E ■/ / l\oosRowl 981.4' (R) 976.63' (M) 240' (R) 238.94' (M) FOUND 3-1/4" ALUMINUM CAP MARKED "PLS 13212" I FOUND 3-1/4" ALUMINUM / CAP (ILLEGIBLE) FOUND 3-1/4" ALUMINUM CAP (ILLEGIBLE) 20' I 20' a� ZE 120' (R) 119.40' (M) C.O.W.R. PT NO. 12209 EAST 1/4 CORNER SEC. 17, T3S, R69W, FOUND 2" PIPE WITH 3-1/4" ALUMINUM CAP MARKED "PLS 13212" AS -PLATTED NOTE: ONLY PLATTED AND RECORDED DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED SHEET 3 OF 3 City of � Wheat�idge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: ACTION REQUESTED: LOCATION OF REQUEST: PROPERTY OWNER: APPROXIMATE AREA: PRESENT ZONING: COMPREHENSIVE PLAN: ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE VICINITY MAP CASE MANAGER: Zack Wallace Mendez May 18, 2017 WZ-17-02 / Gustafson Approval of a zone change from Residential -Two (R-2) to Residential -One C (R -1C) 6610 W. 31 s°Avenue 6610 31s4Ave, LLC 0.362 acres (15,762 square feet) Residential -Two (R-2) m CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The owners of 6610 W. 31" Avenue have submitted this application requesting approval of a zone change from Residential -Two (R-2) to Residential -One C (R -1C) on their property. The zone change is the first step of the process for approval for the property to be utilized for two single-family homes. The applicant is concurrently under review for a two -lot subdivision on this property. The goal of the zone change and subdivision is to create a buildable parcel for a single-family home on the west half of the lot, while maintaining the east side of the lot to rebuild a home on an existing foundation. (Exhibit 1, Applicant Letter) The two -lot subdivision is a related case, but does not require any public hearings. The plat is being reviewed by Staff, and is being designed to meet the lot width and lot size requirements of the R -1C zone district. Specific development standards, such as setbacks and lot coverage would be reviewed during the building permit process, during which time the structures would also be reviewed to ensure compliance with existing building codes. No action will be taken on the subdivision pending City Council review and approval of this rezoning ordinance. II. EXISTING CONDITIONS/PROPERTY HISTORY The subject property is located at 6610 W. 31" Avenue. The property is approximately 0.362 acres in size located at the southwest corner of Newland Street and 31' Avenue. Currently there is a concrete foundation oriented towards Newland Street on the east side of the property. The applicants purchased the property in November 2016 with the intention of renovating the church building that once stood on the site and adding a second story in order to make the property their home. The applicants obtained all appropriate building permits, but when they began renovations on the existing structure, the structure turned out to be less structurally sound than it had appeared, and they were forced to tear it down. Due to the increased costs now associated with the project, the property owners contemplated constructing a duplex on the R-2 property in order to sell an additional unit. Under the current zoning a duplex would be allowed on the property, as it has adequate lot frontage and size. The owners felt a duplex, however, was inconsistent with the surrounding neighborhood and felt that two single-family homes better fit the character of the predominately single-family neighborhood (Exhibit 2, Aerial Photo). The property is currently zoned Residential -Two (R-2) as is much of the surrounding neighborhood to the west and north. To the east and southeast is a variety of single-family zone districts, including Residential -One (R-1), Residential -One A (R-lA), and Residential -One C (R - 1C), all of which are single-family zone districts (Exhibit 3, Zoning Map). The majority of surrounding land use is single-family, with the exception of a church located east of the subject property across Newland Street. Planning Commission WZ-17-02 / Gustafson III. PROPOSED ZONING The applicants are requesting the property be rezoned to Residential -One C (R -1C), a zone district intended to provide high quality, safe, quiet and stable medium -density single-family residential neighborhoods. In addition to small lot single-family homes, the zone district permits churches, schools, government buildings, and group homes. Most uses other than single-family homes require special use permits and larger lot sizes. The property is currently zoned Residential -Two (R-2). This zone district is intended to provide high-quality, safe, quiet and stable low to moderate -density residential neighborhoods. This zone district allows single-family homes and duplexes, in addition to churches, schools, government buildings, and group homes. Similar to the aforementioned R- 1C zone district, most uses other than single-family homes and duplexes require special use permits. The applicants are requesting the zone change to R- 1C so they can subdivide the property and build two single-family homes rather than a duplex, which is currently allowed on the subject property. While R-2 is the predominant zoning in the area, single-family homes are the predominant land use, so the zone change and resulting development would be more in line with the character of the neighborhood despite having a slightly smaller lot size. The following table compares the existing and proposed zoning for the property, with standards for new development or major additions. The development standards are largely the same with two exceptions: the front and rear setbacks are reduced by five feet, and more notably, the recently adopted bulk plane regulations (Ordinance 1613) would apply to the proposed R -1C zoning but would not apply to the current R-2 zoning. The bulk plane regulations in particularly may result in a more contextually appropriate development than would otherwise be allowed in R-2. Development CURRENT ZONING PROPOSED ZONING Standard Residential -Two (R-2) Residential -One C (R -1C) Allows for single family homes and Allows for single-family homes. Also Uses duplexes. Also allows for churches, allows for churches, schools, and schools, and government buildings. government buildings. Architectural None None Standards Max. Building Height 35' 35' plus bulk plane regulations Max. Lot coverage 40% 40% Setbacks Front / street facing 25' 20' Rear setback 10' 5' Side setbacks 5' (5' per story for duplex) 5' Planning Commission WZ-17-02 / Gustafson IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.E. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The zone change will not result in adverse effects on the surrounding area. The rezoning would allow for the same number of units as are currently allowed, though in single-family form rather than a duplex. Staff expects no significant adverse effects on the surrounding area. Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. All responding agencies have indicated they can serve the property. In the event that the current utility capacity is not adequate, the property owner/developer will be responsible for utility upgrades. A building permit will be required for any construction on the property, and fire and building codes are required to be met. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. Envision Wheat Ridge, the City's comprehensive plan, identifies this area as a Neighborhood (Exhibit 4, Comprehensive Plan Map). This designation identifies areas where people own homes and thrive and where residents of all ages can live safely and comfortably. Defining characteristics of an established neighborhood in the comprehensive plan are: consistent character, mature landscaping, high rates of reinvestment and home ownership, consistent maintenance, and high desirability. City goals that are met with the rezoning proposal include encouraging reinvestment in a property, maintaining consistent character, and creating opportunities for home ownership. Staff concludes that this criterion has been met. Planning Commission WZ-17-02 / Gustafson b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current R-2 zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. Staff finds no evidence of significant changes in the area. The zone change request from R-2 to R- 1C neither responds to nor results in notable change of character. Staff concludes that this criterion is not applicable. 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 community need. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate zone change support this request. V. NEIGHBORHOOD MEETING / PUBLIC NOTICING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. A meeting for neighborhood input was held on March 21, 2017. There were several attendees from the neighborhood at the meeting. A full summary of the meeting is provided in Exhibit 6, Neighborhood Meeting. During the public noticing period, Staff received three letters, all of which are in support of the rezoning application (Exhibit 7, Comments Received). VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Planning Commission WZ-17-02 / Gustafson Wheat Ridge Sanitation District: No objection to the proposed zoning application. Each single-family home is required to have a separate sanitary sewer service line and connection to the district main. Appropriate tap fees will apply. Consolidated Mutual Water District: No objection to the proposed zoning application. New applications for water service should be completed anytime there is a change in use. A remodel or building addition is considered a change in use. Each separate structure must be served by a separate tap and meter. West Metro Fire Protection District: No objection to the proposed zoning application. Century Link (Engineering): No objection to the proposed zoning application. Century Link (ROW): No objection to the proposed zoning application. Xcel Energy: No objection to the proposed zoning application. Wheat Ridge Public Works: No objection to the proposed zoning application. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the community and does not result in an adverse effect on the surrounding area. Staff further concludes that the proposal is consistent with the goals and objectives of the Comprehensive Plan. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-17-04. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-17-04, a request for approval of a zone change from Residential -Two (R-2) to Residential -One C (R -1C) for property located at 6610 W. 31st Avenue, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The zone change will provide additional opportunity for reinvestment in the area. 4. The zone change will result in single-family development, which is consistent with the predominant land use in the area. 5. The criteria used to evaluate a zone change support the request." Planning Commission WZ-17-02 / Gustafson Option B: "I move to recommend DENIAL of Case No. WZ-17-04, a request for approval of a zone change from Residential -Two (R-2) to Residential -One C (R -1C) for property located at 6610 W. 31s' Avenue, for the following reasons: 1. 2. ... Planning Commission WZ-17-02 / Gustafson EXHIBIT 1: APPLICANT LETTER [see attached] Planning Commission WZ-17-02 / Gustafson Brendan & Kimiko Gustafson 6610 31.1 Ave., LLC I PO Box 2171, Wheat Ridge, CO 80034 1720-234-9375 1 Brendan.bkg@gmail.com April 4, 2017 Community Development Department City of Wheat Ridge 7500 West 29ds Avenue Wheat Ridge, CO 80033 Re: Request for zone change and 2 -lot administrative subdivision at 6610 W. 31sT Ave. Backstory On November 18, 2016, we purchased the property at 6610 W. 3V� Avenue which consisted of a vacant and dilapidated one -room church and parking lot. Our intention was to redevelop the property into two homes, either as a duplex or preferably as two detached houses. In the interests of conservation, environmental impact and financial efficiency, we initially planned on renovating the former church into a two-story home. Plans were submitted and a building permit was issued by the City on January 27, 2017. Upon commencing demolition, it became apparent that the existing structure was beyond repair with framing in terribly poor condition that was incapable of supporting a second story addition. This has turned the project into a scrape rather than a pop -top, but we still intend to build on the existing foundation. The question we kept asking was, "What's the best path forward for redevelopment?" The only way that we can potentially afford to make the property our own personal residence is to put two homes on the lot. Sales proceeds from one of the homes could possibly help us offset the substantial land/acquisition cost and redevelopment burden. We want to make this our home! Redevelopment Options: With the current R-2 zoning, the property could be redeveloped as a duplex The roughly 16,000 square foot lot does meet the minimum size and width standards to be eligible for a duplex. However, we do not believe that a duplex is in the best interest of the neighborhood or the City. We think that a better development alternative for ourselves, the neighborhood and the City would be to rezone the property to a single-family district and plat the property to allow construction of two detached single-family homes. We are proposing the R -1C district with a concurrent subdivision into two separate lots. Although most of the neighborhood's lot sizes are larger, there are at least nine other lots within the 600 feet radius of the subject property that do not satisfy the 9,000 s.f. minimum lot size for R-2 zoning Planning Commission 9 WZ-17-02 / Gustafson (including the four lots with R -IC zoning). And although construction of a duplex is permitted, it would not be consistent with the surrounding land use; There is only one or two duplexes within the 600 feet radius of the subject property. The predominant land use in the area is single family homes, which is consistent with our proposal. Our conclusion is that two detached single-family homes would be a better fit for the neighborhood than a duplex. Relation to the City of Wheat Ridge comprehensive plan goals, objectives and policies: The Envision Wheat Ridge strategic plan (2009) and Neighborhood Revitalization Strategy repot (2005) make it abundantly clear that Wheat Ridge desperately needs to do a better job of attracting and retaining strong households- As documented in the NRS, "since the 1960's, other communities have out -competed Wheat Ridge in attracting families and higher income households from Wheat Ridge, resulting in these 'strong households' either leaving Wheat Ridge or simply not being attracted to Wheat Ridge in the first place." The NRS describes in derail how Wheat Ridge lacks the type of housing that strong households desire (newer, larger, single detached housing) and the need for intentional changes to accommodate and encourage development of more housing that strong households demand. The NRS claims that"...every action taken must be able to pass a basic test: does it result in making Wheat Ridge more attractive to strong households?" In this case, building a duplex on a larger lot which could otherwise comfortably accommodate two detached single-family homes would not pass the basic test. East Wheat Ridge has a high concentration of duplexes, the majority of which are renter -occupied. Even newer duplexes nearby the subject property have turned into rental properties less than a decade after being built. It's really no surprise though, because given the choice, strong households will move out of a duplex the moment that their personal finances allow it. The result is a continuing cycle of deteriorating neighborhoods as noted in the NRS: "Owners have been replaced by renters. Houses have become apartments. Good homes have been transferred to residents with less capacity to maintain them to high standards. Weak renters have replaced strong renters." This city and this neighborhood needs additional newer, larger single-family detached homes in order to attract more strong households; It does not need more duplexes. The Envision Wheat Ridge plan has a greater focus on commercial development, however one of the key values identified for the City is "Promote Vibrant Neighborhoods and an Array of Housing Options". This includes maintaining and enhancing the quality of established neighborhoods, increasing housing options (beyond small ranch homes and older apartments), and increasing investment and stability in Neighborhood Revitalization areas. Whether you believe the subject property lies in an established neighborhood or a revitalization area, one thing is clear in order to improve stability, promote home ownership and spur reinvestment, we (residents, developers, and community leaders) need to develop housing that attracts and retains more strong households. Local history and the NRS report prove that larger detached single-family homes are what attract strong households. This development proposal is also about Sustainability, one of the other key values outlined in the strategic plan: "By focusing on continued maintenance, investment, and opportunities for redevelopment and new housing types, a more sustainable future will be established." In order to create vibrant and stable neighborhoods, we need to make smart redevelopment decisions that will encourage residents to reinvest in their homes and communities rather than looking at Wheat Ridge as a stepping stone to better neighborhoods in other parts of Jefferson county. It can create a virtuous cycle where strong neighborhoods and households generate a sturdy income base to support local businesses which in turn attracts new strong households. "When strong households begin to stay in Wheat Ridge as they move up in housing, strong households outside of Wheat Ridge will take notice... To retain and attract more strong households, the housing they demand and the incentives to invest in their property must exist within Wheat Ridge." Planning Commission 10 WZ-17-02 / Gustafson Addressing the issues: In terms of access and traffic patterns, there wouldn't be any difference between a duplex and two detached single-family homes. Regarding availability of utilities, the existing structure on the lot already has water, electricity, gas and wastewater services. Presumably these services could be added relatively easily for a new home on the other half of the lot. The proposed development of two detached single-family homes would have a positive effect on public facilities and services such as fire, police, water, sanitation, roadways, parks, schools, etc. This will convert a parcel of land from tax-exempt status (religious/non-profit) to two fully -taxed residential properties, generating annual property tax revenue for the city and state. It will also result in substantial development -related tax revenue in terms of building permit fees, use tax, tap fees and parkland dedication fees. Developing housing that attracts strong households (newer, larger, detached single-family homes) will likely reduce the burden on police and fire services. Strong households generally create safer neighborhoods. Newer detached homes will also help improve local schools by attracting families that stay engaged in their children's education: "When strong households in Wheat Ridge stay, and their children stay in school, test scores will stabilize and improve." Strong households are more likely to stay in single-family detached homes; They usually do not stay in duplexes for long. Conclusion: The redundant theme throughout this request is that we need to build housing in Wheat Ridge that attracts and retains strong households. Detached homes (via zone change and lot split) are unquestionably a better redevelopment option for us, the neighbors, the City, and the local businesses. We can't change the past, but we can make better decisions in the future that can help reinvigorate this small city with so much potential. We hope that Wheat Ridge residents and community leaders will work with us to redevelop this property to its fullest potential. Sincerely, Brendan & Kimiko Gustafson Planning Commission 11 WZ-17-02 / Gustafson EXHIBIT 2: AERIAL 32h Cly of WheatRoge Geographic Information Systems Legend Q Subject Property R 31 STAVE -- wea I I Planning Commission 12 WZ-17-02 / Gustafson S aLe Plane cooremnate Pru�edlcn N aedoc nftaiZme . i.m. NP 83 Planning Commission 12 WZ-17-02 / Gustafson EXHIBIT 3: ZONING MAP Planning Commission 13 WZ-17-02 / Gustafson EXHIBIT 4: COMPREHENSIVE PLAN "� — 37TH PL 'yof Wheatl�idge 36TH PL N y Geographic Z F Information Systems N _TJ 36TH AVE W Q Legend z 1 Subject Property 20095TH Envision Wheat Ridge -3A AVE - Comprehensive Plan Foundations and Assets4-31STAVEo jv9A Parks and Open Space Qe - Public Facilities= Regions! Parks & Open Space Neighborhood BufferNeighborhoodsCorridors LPrimary Commercial Corridor dCommedal32NDAVEMain Corridor Street Corridor Greenbelt -30TH-AVE- O 29TH 29TH PL w 29TH AVE i rn aCT i ......i F O N K Q r 27TWAVE u~i g i rn i 111 U U J a i z�aaaaa i 26TH rAVE F r. (.% Stale Plane coordinate Prodi Nm Colerzde Contra) Zone NA 83 p LU N LAKEWOOD EDGEWATER W r Planning Commission 14 WZ-17-02 / Gustafson EXHIBIT 5: SITE PHOTOS View of the subject property looking west from Newland Street. The existing foundation is visible. Planning Commission 15 WZ-17-02 / Gustafson Planning Commission 16 WZ-17-02 / Gustafson EXHIBIT 6: NEIGHBORHOOD MEETING Meeting Date: Attending Staff: Location of Meeting: Property Address: Property Owner(s): Property Owner(s) Present? Applicant: Applicant Present? Existing Zoning: Existing Comp. Plan: March 21, 2017 Meredith Reckert, Senior Planner Scott Cutler, Planning Technician Wheat Ridge Municipal Building Lobby Conference Room 7500 W. 291h Avenue Wheat Ridge, CO 6610 W. 31st Avenue Brendan and Kimiko Gustafson Yes Same as Property Owner Yes Residential -Two (R-2) Neighborhood Existing Site Conditions: The subject property is located at 6610 W. 31' Avenue in the southeast quadrant of the City. The site is zoned Residential -Two (R-2) and is generally surrounded by residential uses. R-2 is intended to establish high quality, safe, and stable low to moderate -density residential neighborhoods. It requires a minimum lot size of 9,000 sq ft for single-family dwellings and 12,500 sq ft for duplexes. The only exception is a property to the east across Newland, which has historically functioned as a church. That church is zoned Residential -One (R-1), but all other properties immediately surrounding the site are zoned R-2. The property is at the southwest corner of 31' and Newland Street. It has a frontage of approximately 146 feet on W. 31' Avenue and 110 feet on Newland. Based on Jefferson County records, the subject property has a total area of about 15,700 square feet. Previously, an 1100 - square foot structure was located on the property and was used as a church. It was recently removed after it was determined to be structurally unsound, but the foundation remains intact. Applicant/Owner Preliminary Proposal: Planning Commission 17 WZ-17-02 / Gustafson Original proposal: The applicants purchased the property with the intent of rehabilitating and expanding the existing structure to convert it to a single family home. The applicants worked with a design team, submitted a permit application, and were issued a building permit by the City on January 27, 2017. The scope of work included interior demolition; an additional 1000 square feet of living area, new siding; updated electrical, plumbing and HVAC; new framing on the main floor; and new kitchen, bathrooms, and windows. The work was valued at over $220,000. Upon receiving the permit and commencing demolition, it became apparent that the existing structure was beyond repair, and existing walls essentially collapsed requiring the applicants to abandon their plans for an addition. In an effort to identify alternative development scenarios for the property, the applicants proposed several different platting and zone change options. Updated Proposal: The applicants have decided to pursue a zone change to Residential -One B (R -1B) from R-2. Due to the demolition issues, the intent is to use the original foundation as a footprint for a new home, expanding to make room for a two -car garage. The applicants stated their desire for two single-family homes instead of building a duplex, which would not be allowed under R-2 zoning, but would be under R -1B if a zone change was successful. Subsequent to rezoning the property, a subdivision plat would be required to divide the property into two lots would require a variance to the minimum lot width standard for the 80' required lot width for a corner lot. The following is a summary of the neighborhood meeting: • In addition to the applicant and staff, seven members of the public attended the neighborhood meeting: Edwin Rossillon, Joyce Gallo, L Gallo, Mike Lantry, Barbara Lantry, Randy Steinheimer, and Warren Hughes. • All of the members of the public reside in the 600 foot radius from the project site • Staff discussed the site, its zoning potential, future land use, and the surrounding neighborhood • The applicant and members of the public were informed of the process for the proposed rezone and subdivision process. • The members of the public were informed of their opportunity to make comments during the process and at the public hearing, if required. The following issues were discussed regarding the rezone request and proposed development: Will the second home be a rental property or are there plans to sell the home? It is likely not a good investment to build a new home on an expensive lot and turn it into a rental property. (The applicants mentioned they do own two rental properties but that this site would not be appropriate for a rental) What is the house going to look like? Many residents expressed concerns about the architecture of the house and how it would fit in with the neighborhood. Material quality also Planning Commission 18 WZ-17-02 / Gustafson was mentioned to be important factor in support. The proposed design is contemporary, but largely within the footprint of the original church on the property. If successful in getting a rezone, the other home would also have a contemporary style. The intent is not to create an "ultra -modern" style, but one that attempts to respect the neighbors while still being contemporary. Staff added that single- family homes are not subject to an architectural review. Is there a builder lined up for the project? Was there a permit? There is no builder lined up; material quality is important. Yes, there was a permit for the work on the church. Will there be a fence on the property line? Yes, and the applicant will consult with the direct neighbor to the west about the design of the fence. Does splitting an existing lot affect property values? Property values will likely increase due to the new investment (the current site is dilapidated and unused). Smaller lots than surrounding not likely to affect property values. One resident commented that they have split a lot before and it increased their property values, and that these lots are still relatively large compared to Denver and other suburbs. Why is the applicant an LLC? They don't want liability, but are not intending to ` flip" the property. Will there be a fence on the property line? Yes, and the applicant will consult with the direct neighbor about the design of the fence. Aside from the seven neighbors at the meeting, staff received no comment from others in the area regarding the proposal. Overall, the look and material of the proposed home(s) were the largest concerns. Subdividing/rezoning the lot was not met with major criticism, and some neighbors were supportive. Planning Commission 19 WZ-17-02 / Gustafson March 21, 2017 — 6 PM Neighborhood Meeting 6610 W 31" Avenue Zone Change from Residential -Two (R-2) to Residential -One B (R-113) PLEASE PRINT Name Address 1. 2lendcn o s+� Fs�� 6�r1� W. sz k,�e. 2. 3. 4. 5. 8. &64 &o 5 �,J 3 1 , r A -le 9. �✓C1r2GL� ��Ua��GJ G�3G /n/ �/ S �fU(� 10. 11. 12. 13. 14. 15. 16. 17. 11 z Planning Commission 20 WZ-17-02 / Gustafson EXHIBIT 7: COMMENTS RECEIVED May 2, 2017 City of Wheat Ridge — Planning Commission 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 Dear Members of the Planning Commission; This letter is in support of the requested zone change at 6610 W. 31't Ave., Wheat Ridge, CO 80214. Brendan & Kimiko Gustafson, owners of 6610 311 Ave LLC, are requesting a zone change from R-2 to R -1C in order to allow development of two detached single family homes on the site rather than a duplex. The neighborhood is predominately comprised of detached single family homes, which is consistent with this zone change application. The R -1C zone regulations also provide setback and bulk plane limitations that provide additional protections and assurances to neighboring properties. We believe that developing single family homes on the site will have a positive impact on the neighborhood and we are supportive of efforts to redevelop the property in this manner. We ask that you approve the zone change. Thank you. Signature: Name: A 12 Address: y Planning Commission 21 WZ-17-02 / Gustafson May 2, 2017 City of Wheat Ridge — Planning Commission 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 Dear Members of the Planning Commission; This letter is in support of the requested zone change at 6610 W. 315t Ave., Wheat Ridge, CO 80214. Brendan & Kimiko Gustafson, owners of 6610 31st Ave LLC, are requesting a zone change from R-2 to R -1C in order to allow development of two detached single family homes on the site rather than a duplex. The neighborhood is predominately comprised of detached single family homes, which is consistent with this zone change application. The R -1C zone regulations also provide setback and bulk plane limitations that provide additional protections and assurances to neighboring properties. We believe that developing single family homes on the site will have a positive impact on the neighborhood and we are supportive of efforts to redevelop the property in this manner. We ask that you approve the zone change. Address: 10bl,2, �--20,2 / `I Planning Commission 22 WZ-17-02 / Gustafson May 2, 2017 City of Wheat Ridge — Planning Commission 7500 W. 29th Ave. Wheat Ridge, CO 80033-8001 Dear Members of the Planning Commission; This letter is in support of the requested zone change at 6610 W. 31s' Ave., Wheat Ridge, CO 80214. Brendan & Kimiko Gustafson, owners of 6610 31" Ave LLC, are requesting a zone change from R-2 to R -IC in order to allow development of two detached single family homes on the site rather than a duplex. The neighborhood is predominately comprised of detached single family homes, which is consistent with this zone change application. The R -IC zone regulations also provide setbacH and bulk plane limitations that provide additional protections and assurances to neighboring properties. We believe that developing single family homes on the site will have a positive impact on the neighborhood and we are supportive of efforts to redevelop the property in this manner. We ask that you approve the zone change. Thank you. Signature: 14, ) Clo, %af�� Name: Address: b(o D5 W . 31 sj /We W�eCIA �2I C0 1� Planning Commission 23 WZ-17-02 / Gustafson City of � Wheat�idge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: ACTION REQUESTED: LOCATION OF REQUEST: PROPERTY OWNER: APPROXIMATE AREA: CASE MANAGER: Zack Wallace Mendez May 18, 2017 WZ-17-04 / Conway Approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) 6375 W. 44a Avenue Ryan and Lisa Conway 0.295 acres (12,832 square feet) PRESENT ZONING: Commercial -One (C-1) COMPREHENSIVE PLAN: Neighborhood Commercial Corridor ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE VICINITY MAP CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The owners of 6375 W. 441' Avenue have submitted this application requesting approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) on the property. The zone change is the first step of the approval process for the existing structure on the property to be used residentially. If approved, the owners have stated they intend to make modifications to the interior of the structure in order to meet existing building codes for a dwelling unit. They have also contemplated adding a commercial component to the structure to utilize the structure as a live/work space (Exhibit 1, Applicant Letter). The zone change will allow the property to be used for residential or commercial uses, as well as a mix (live/work or mixed use) of residential and commercial uses. If the rezoning is approved, building permits will be necessary for any conversion of use. Building permits are reviewed by the Planning Division and Public Works Department as needed to ensure compliance with City standards. II. EXISTING CONDITIONS/PROPERTY HISTORY The subject property is located at 6375 W. 44"' Avenue. The property is approximately 0.295 acres in size and located on the north side of 44"' Avenue, immediately adjacent to Hopper Hollow Park (Exhibit 2, Aerial Photo). Currently the property contains one structure that has a footprint of approximately 700 square feet. The structure was originally constructed in 1942 and has served a variety of uses over the years. It appears to have originally been constructed as a home. Based on the City's business license and building permit records, the property was most recently used as a church, engineering office, adult daycare facility, and retail store. The site is zoned Commercial -One (C-1), and surrounding properties include a variety of zoning designations and land uses. To the north of the subject property is an area of residentially zoned properties, mostly Residential -Three (R-3), with some Residential -Two (R-2) in the periphery. The associated land uses to the northwest coincide with the zoning with several multi -family residential buildings. To the south of the property, along 44"' Avenue, are properties zoned Restricted Commercial (RC) and Neighborhood Commercial (NC). Most of these properties were originally constructed as single-family homes in the 1950s, and have since been converted to small commercial offices. That being said, a residential presence still remains along 44ffi Avenue, with residences located to the southeast and southwest of the subject property. To the west of the subject property is a mix of commercial zoning designations, both Commercial -One (C-1) and Neighborhood Commercial (NC), with small scale commercial land uses. Immediately adjacent to the subject property to the west is a property zoned Mixed Use - Neighborhood (MU -N). This property was rezoned from Restricted Commercial (RC) to MU -N in 2014 in anticipation of utilizing the site as a mixed residential and commercial (live/work) property. To the east of the property is the City of Wheat Ridge's Hopper Hollow Park, which was constructed in 2015, and has mixed zoning, Commercial -One (C-1) nearest 44u' Avenue and a mix of Residential -Three (R-3) and Residential -Two (R-2) further north (Exhibit 3, Zoning M. Planning Commission 2 WZ-17-04 / Conway III. PROPOSED ZONING The applicants are requesting the property be rezoned to Mixed Use -Neighborhood, a zone district intended to provide medium density mixed use development. In addition to residential and office uses, it allows for a range of neighborhood serving commercial and retail uses. The property is currently zoned Commercial -One (C-1). This zone district was established to accommodate a wide range of commercial uses, such as office, general business, retail sales, and service establishments, which are oriented towards the community or entire region. The applicant intends to utilize the property solely as a home or as a live/work space in the future. If the rezoning is approved, the conversion of the structure into a residential use, in whole or part, will require building permits and inspections through the Building Division to ensure compliance with city codes, the International Building Code, and the International Fire Code. The following table compares the existing and proposed zoning for the property, with standards for new development or major additions. hi terms of permitted uses, MU -N is a less intensive commercial zone district because it limits or disallows several of the larger scale and auto - oriented uses which are permitted in C-1. hi terms of residential uses, MU -N is more flexible because the C-1 zone district would not otherwise allow the property to convert to a residential use. The applicants are not currently proposing to redevelop the property, but if development were to occur in the future, the design standards are comparable under both zone districts. Planning Commission WZ-17-04 / Conway CURRENT ZONING PROPOSED ZONING Commercial -One C-1 Mixed Use -Neighborhood MU -N Allows a wide range of Allows new residential, commercial commercial uses including office, or mixed use — includes multi - Uses general business, retail sales, and family and live/work facilities, service establishments excludes outdoor storage Traditional Overlay ASDM Mixed -Use standards apply, Architectural standards apply, including high including high quality architecture: Standards quality architecture: standards standards related to articulation, related to articulation, variation, variation, materials, transparency materials, transparency Max. Building35' if the building has residential Height 50 use, 50' for all other uses 90% for mixed use Max. Lot coverage 80% 85% for single use 10% for mixed use Min. Landscaping 20% 15% for single use Build -to Area 0-12' along front property line 0-12' along front property line Setbacks North: 10' plus 5' per story North: 5' East/ West: 0' if nonflammable East/ West: 0' or 5' per story Planning Commission WZ-17-04 / Conway IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.E. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change of zone will not result in adverse effects on the surrounding area. The rezoning would limit the range of commercial uses allowed on the site to more neighborhood oriented commercial activities, as opposed to the potential for more intensive commercial activities which are permitted under C-1. While the MU -N zone district will expand use options by allowing for residential uses, these are generally considered to be less intensive than commercial uses. Based on the existing character and land use patterns on 441' Avenue, MU -N is a more appropriate zone district than C-1 in terms of land use and intensity. For that reason, the zone change should not have an adverse effect on the surrounding area The MU -N zoning is expected to add value to the subject property and also to the surrounding community. The mixed use development standards will support compatibility between future redevelopment and existing land uses. The subject site serves as a transition between commercial activity and the park, so the residential uses that MU -N would allow would be an appropriate transitional use. Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. Adequate infrastructure currently serves the property, and no new development is proposed at this time. All responding agencies have indicated they can serve the property. In the event that the current utility capacity is not adequate for a future use, the property owner/developer would be responsible for utility upgrades. A building permit will be required for modifications made to the structure to ensure compliance with the Building Code, as well as the Fire Code. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. Planning Commission WZ-17-04 / Conway West 44h Avenue is a primary east -west thoroughfare in the City which is classified as a minor arterial and is predominantly commercial in character. Envision Wheat Ridge, the City's 2009 comprehensive plan, identifies the corridor as a Neighborhood Commercial Corridor. This designation envisions a corridor with a broad mix of activities, including small-scale, pedestrian friendly mixed-use retail, commercial businesses, and residential, with a focus on promoting a compatible mix of uses to supply the daily services and needs of adjacent residential areas. A stated goal in the comprehensive plan is to promote reinvestment in property and to promote a mix of neighborhood supporting uses, including residential use and office use. This zone change request supports the comprehensive plan by enabling investment in the property and by aligning the zoning with the City's mixed use goals. Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current C-1 zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. Staff finds no evidence of significant changes in the area. The zone change request from C-1 to MU -N neither responds to nor results in notable change of character. Staff concludes that this criterion is not applicable. 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 zone change support this request. V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. Planning Commission WZ-17-04 / Conway A meeting for neighborhood input was held on April 4, 2017. Four people from the neighborhood attended the meeting. In general attendees supported the request. Some concerns were raised and those are expressed in the meeting summary (Exhibit 6, Neighborhood Meeting Notes) VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Wheat Ridge Public Works Department: No comments. Wheat Ridge Sanitation District: No objections. West Metro Fire Protection District: No comments or concerns. Xcel Energy: No objection. Century Link: No objection. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area Staff further concludes that utility infrastructure adequately serves the property, and the applicant will be responsible for upgrades, if needed in the future. Finally, Staff concludes that the zone change is consistent with the goals and objectives of the Comprehensive Plan by promoting a mix of uses along a neighborhood commercial corridor. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-17-04. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-17-04, a request for approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) for property located at 6375 W. 44ffi Avenue, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. Utility infrastructure adequately services the property. 3. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and consistent with the character of 44u' Avenue. Planning Commission WZ-17-04 / Conway 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change support the request." Option B: "I move to recommend DENIAL of Case No. WZ-17-04, a request for approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) for property located at 6375 W. 441h Avenue, for the following reasons: 1. 2. ... Planning Commission WZ-17-04 / Conway EXHIBIT 1: APPLICANT LETTER To whom it may concern, Ryan and Lisa Conway are proposing a zone change to Mixed Use -Neighborhood (MU -N) on the property located at 6375 W 44`" Ave Wheat Ridge, CO 80033. The existing zoning on the property is Commercial 1(C-1) which allows a variety of commercial uses but does not allow for residential uses. The proposed MU -N zoning also allows a variety of commercial uses but residential and mixed use as well which will benefit the entire area/neighborhood. While there are no specific plans for the property, future updates/new build for residential/commercial purposes may be possible. The zone change is necessary as it will benefit the area, allow for more options and improve the overall look, feel and use of the property as 4e Avenue is growing and improving. The MU -N zoning has a proven track record for its positive effect on neighborhoods in Wheat Ridge as seen through the growth and resident support of the newly developed 38� Avenue. With the commercial aspect of 44" Ave slowly evaporating it's important for business owners and the city in general, to adapt. A zone change to MU -N it will open the door for residential options with a mix of commercial options which will in turn create more stability along"' Ave. This change will also create more appeal among other owners and current/prospective residents of the city of Wheat Ridge. With this zone change, there will be little to no effect on availability of utilities in the area, public facilities and services, roadways, parks, schools, etc. If anything, the zone change will allow for a cleaner/more adaptable property that will coincide with the park next door to the property. Any future development and/or redevelopment will be done at a high level of quality that is consistent with the rules, regulations and expectations specified by the city of Wheat Ridge. With the change to a zoning that is similar to the current zoning, traffic patterns should not be impacted. Equally important, there will be room forfuture development allowed by this zoning and parking to support any development. , �;; Ll�� Ryan and Lisa Conway Planning Commission WZ-17-04/ Conway EXHIBIT 2: AERIAL Planning Commission 9 WZ-17-04 / Conway EXHIBIT 3: ZONING MAP Cily of e Wheatl�idge Geographic Information Systems Legend Q Subject Property Displayed Zone Districts Residential -Two (R-2) - r/ Residential -Three (R-3) A Neighborhood a Commercial (NC) ' Restricted Commercial (RC) P ' Commercial-0ne (C-1) - Mixed Use ` P xt- Neighborhood (MU -N) _ i.4 r r v' Q State Ran, CwNmate Pmpdan Nw Coimado Cemrai Zme Damm: NPD89 Planning Commission 10 WZ-17-04 / Conway EXHIBIT 4: COMPREHENSIVE PLAN Planning Commission 11 WZ-17-04 / Conway �A DENVER Gty of eat Wh�dge /�pF�pn,Q p < Geographic Information Systems �- 48TH AVE Legend 47TH PL O Subject Property Z 2009 Envision Wheat Ridge V LAKESIDE Comprehensive Plan 47TH AVE Foundations and Assets ,F Parks and Open Space iN - Public Facilities 46TH - PL J Regional Parks & Open Space '¢ Neighborhood Buffer Lx 46TH AVE Neighborhoods Corridors Primary Commercial Corridor LAKESIDE PL Neighborhood Commercial Corridor Main Street Corridor 111 Greenbelt VE rn 44TH PL Q toL) ¢ W yC'Ji 4-1 z 0w g F LL N J F U J ¢ N 40TH A (/J J z r.H F O ¢ x W Y swe Pare coormna'e ProieI Cmerme cemrm Zane N ^ U) 39TH A DaWm: NA083 N Planning Commission 11 WZ-17-04 / Conway EXHIBIT 5: SITE PHOTOS View of the existing structure on the subject property. This photo was taken looking west along the 44' Avenue sidewalk along the eastern property line. Planning Commission 12 WZ-17-04 / Conway View of the property looking south from inside Hopper Hollow Park. The existing structure is visible behind the tree and white truck. The split rail fence in the foreground is within the park, and no divisional fence separates the park and subject property. Planning Commission 13 WZ-17-04 / Conway EXHIBIT 6: NEIGHBORHOOD MEETING Meeting Date: Attending Staff: Location of Meeting: Property Address: Property Owner(s): Property Owner(s) Present? Applicant: Applicant Present? Existing Zoning: Existing Comp. Plan: Existing Site Conditions: April 4, 2017 Lauren Mikulak, Senior Planner Wheat Ridge City Hall — 7500 W. 29"' Avenue 6375 West 40 Avenue Lisa and Ryan Conway Yes Lisa and Ryan Conway Yes Commercial -One (C-1) Neighborhood Commercial Corridor The property is located at 6409 West 44th Avenue in the northeast quadrant of the City. The site is zoned Commercial -One (C-1) and is surrounded by a mix of residential and commercial uses. Properties to the west are zoned Mixed Use -Neighborhood (MU -N) and Neighborhood - Commercial (N -C), and properties to the southwest are zoned N -C and Restricted -Commercial (R -C). To the east and north is a property with split zoning that is City -owned and was developed last year into Hopper Hollow Park. Based on Jefferson County records, the subject property has atotal area of 12,832 square feet and is part of the Brauer Subdivision. The structure on the building was originally constructed in 1942 and has a footprint of approximately 700 square feet. Based on the City's business license and building permit records, the property was most recently used as a church, engineering office, adult daycare facility, and retail store. Applicant/Owner Preliminary Proposal: The applicant is proposing to rezone the property from Commercial -One (C-1) to Mixed Use - Neighborhood (MU -N). The purpose of the rezone is to expand possible uses for the property, including the potential for a live/work scenario. Planning Commission 14 WZ-17-04 / Conway The following is a summary of the neighborhood meeting: • In addition to the applicant and staff, four members of the public attended the neighborhood meeting including Jennifer Hayden, Leonard Shields, Tyson Martens, and Mary Kay Massey. • Not all attendees provided their addresses, but all indicated they are property owners in the area. • Staff discussed the site, its zoning, and the comprehensive plan designation of 44h Avenue. • Staff explained the difference between the C-1 and the MU -N zone districts in terms of permitted uses and development standards. • The applicant and members of the public were informed of the process for a zone change. • The members of the public were informed of their opportunity to make comments during the process and at the public hearing. The following issues were discussed regarding the zone change request: • In general, attendees were interested in understanding why the zone change was desired, if there would be redevelopment, why the applicants want to live in this location, and what the applicant's long-term plans are for the property. Two attendees were supportive of the request. Two attendees expressed distrust of the applicant's intentions, expressed concern that 44"' Avenue would become overdeveloped, and expressed concern regarding multi -story infill development that was occurring in East Wheat Ridge. • An attendee expressed concern that the City does not have a view shed ordinance, and staff explained the content and applicability of the recently approved bulk plane ordinance. • What are the applicant's plans for the property? The applicant intends to live on the property and possibly to use the property for a live/work arrangement. One of the owners is a hair stylist and it may be possible or desirable to work out of the home. • Why did the applicant's close on the property if the current zoning doesn't match their intended residential use? There was a misunderstanding regarding the current zoning and permitted uses given that the property was originally constructed as a house. • Does the applicant plan to develop the property? The applicant is not currently planning to change the footprint of the structure, but plans to remodel the interior. • Does the applicant own or intend to own adjacent properties (to consolidate for redevelopment)? No, the applicant does not own or intend to own or consolidate adjacent properties for development. • Why does the applicant want to live on 44"' Avenue? The applicants have a family and enjoy being next to the park. Real estate prices in Denver, Wheat Ridge and the metro area are making home ownership more difficult to achieve, and the property was in their preferred location and price range. • Will marijuana -related uses be proposed or permitted? No, marijuana -related uses are not only not permitted in the MU -N zone district, but they are also not permitted within this proximity of a public park. • Will multifamily development, group homes or homeless shelters be permitted? Planning Commission 15 WZ-17-04 / Conway Multifamily development is permitted in MU -N. Group homes are permitted in C-1 and MU -N zone districts. Homeless shelters are not listed in the City's use charts. The size of the property would be a limiting factor for any of these uses because the site would need to accommodate parking, drainage, setback and open space requirements. Can the property be rezoned to a residential -only zone district? Based on the City's comprehensive plan and the "Neighborhood Commercial Corridor" designation of W. 44`h Avenue, it would probably not be appropriate to rezone the property to a residential zone district. What is the maximum building height and how does it compare to other zone districts? In C-1 the maximum building height is 50 feet. In MU -N the maximum height for non- residential uses is 50 feet, but the maximum height for a structure with a residential use is 35 consistent with the other residential zone districts in the City. Aside from the four neighbors at the meeting, staff received one inquiry from someone who could not attend the meeting. When the proposal was explained there were no concerns expressed. 2. r 6�J I April 4, — 6 PM Neighborhood Meeting 6375 W. 44" Avenue Request to rezone property from Commercial -One (C-1) to Mixed Use -Neighborhood (MU -N) PLEASE PRINT Address y 3/0 3. TI _<V) t- 1-ttr& L- 2-15 LaPnO St 4. V44_y I� illA ��1'0 ZAMII k )l 5. Planning Commission 16 WZ-17-04 / Conway