HomeMy WebLinkAboutWZ-16-01January 06, 2017
City of Wheat Ridge
Meredith Reckert
7500 W. 2911 Ave
Wheat Ridge, CO 80033
Re: AMOF Planned Mixed Use Development — Case No. & Name: WZ-16-01 /AMOF
Dear Ms. Reckert,
Please consider this letter as a formal request to withdraw the AMOF Mixed Use Planned Development ODP
application, case number WZ-16-01, currently under review by the City of Wheat Ridge. The Applicant desires to
reserve the right to resubmit a new application for the same property at a future, yet to be determined, date. We
appreciate your efforts and assistance in processing this application to this point.
Please reach out should you have any additional questions, thank you.
Sincerely,
Mary Panio
AMOF Partnership
City of
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MUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
LETTER NOTICE (Revised)
(As required pursuant to Code Section 26-109.D)
December 30, 2016
Dear Property Owner / Current Resident:
This is to inforin you of Case No. WZ-16-01, an application filed by AMOF Partnership for
approval of a zone change from Residential -One (R-1) to Planned Mixed Use District (PMUD)
with an ODP for property located at 10001 W. 32nd Avenue.
The property owner has withdrawn the request for zone change pursuant to Case
No. WZ-16-01. No action will be taken by City Council on January 9, 2017
If you have any questions, please contact the Planning Division at 303-235-2846.
Thank you,
City of Wheat Ridge Planning Division
www.ci.wheatridge.coms
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Meredith Reckert
From: Ryan McBreen <rmcbreen@norris-design.com>
Sent: Friday, December 23, 2016 8:59 AM
To: Meredith Reckert
Cc: mkpanio@gmail.com; Allison Wenlund
Subject: AMOF - 32nd & Kipling
Meredith —
To follow up on our phone call yesterday, please consider this e-mail to be our formal request to withdraw our Outline Development
Plan application for the project known as the AMOF Planned Mixed Use Development. Per your request we will also follow up with a
letter, signed by the owner, finalizing this request.
Please let us know if you have any questions or need anything else.
We hope you have a Merry Christmas and Happy New Year.
Thank you,
Ryan F. McBreen
Principal
Planning I Landscape Architecture I Project Promotion
1101 Bannock Street I Denver, Colorado 80204
P 303.892.11661 D 303.575.4504
www.norris-design.com I Facebook
This email communication is confidential and is solely for the use of the intended recipients. Any use or dissemination
of this transmission by anyone other than the intended recipients or their duly authorized agent(s) is strictly prohibited.
The sender and Norris Design will not accept any responsibility for viruses (if any) associated with this email or its
possible attachments.
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ITEM NO:
DATE: November 28, 2016
REQUEST FOR CITY COUNCIL ACTION
TITLE: COUNCIL BILL NO. 26-2016 - AN ORDINANCE APPROVING
THE REZONING OF PROPERTY LOCATED AT 10001 W. 32nd
AVENUE FROM RESIDENTIAL -ONE (R-1) TO PLANNED
MIXED USE DEVELOPMENT (PMUD) AND FOR APPROVAL
OF AN OUTLINE DEVELOPMENT PLAN (CASE NO. WZ-16-
01/FOUNTAIN ON THE RIDGE)
❑ PUBLIC HEARING ® ORDINANCES FOR 1sT READING (11/28/016)
❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING (1/09/2017)
❑ RESOLUTIONS
❑ NO
Dat / � 61
City Manager
ISSUE:
The applicant is requesting approval of a zone change from Residential -One to Planned Mixed
Use Development with an Outline Development Plan (ODP) for property located at 10001 W. 32nd
Avenue. For the past thirty years, the property has been utilized as a group home for children
allowed through a series of special use permits. The facility closed in 2013. While the majority of
the buildings are currently not being used, there is an on-site property manager residing in one of
the homes on the site.
The proposed rezoning area is approximately 2.16 acres. The applicant is requesting approval of
the zone change to expand uses and create redevelopment opportunities for the property which
may include conversion of the buildings and property into an event center.
PRIOR ACTION:
Planning Commission heard this request at a public hearing on October 20, 2016 and
recommended denial. The staff report and meeting minutes from that meeting will be included
with the ordinance for second reading.
Council Action Form — Fountain on the Ridge
November 28, 2016
Page 2
FINANCIAL IMPACT:
The proposed zone change is not expected to have a direct financial impact on the City. Fees in
the amount of $1,335.58 were collected for the review and processing of Case No. WZ-16-01.
BACKGROUND:
The property is located at the northwest corner of West 32nd Avenue and Kipling Street, is
comprised of four parcels and is currently zoned Residential -One (R-1). The property is comprised
of four parcels which total 94,295 square feet (2.16 acres). The parcels are all irregular in shape
and there is a 40 -foot grade change running from the southeast corner of the site to the northwest
corner.
There are a variety of structures on the property configured in a campus -style setting constructed
at various times between 1935 and 1982. The existing structures include a home containing
sleeping quarters, a commercial kitchen and communal dining area, common space and offices.
Other structures on the property include a dormitory, another single family residence, a building
set up as classroom area (originally used as a barn), a small office/storage building and a shed.
Surrounding Land Uses
To the south across 32nd Avenue are single-family homes zoned R-1 as part of the Paramount
Heights subdivision. To the east across Kipling Street are single-family homes zoned R-1 and part
of the Wheat Ridge Knolls subdivision. To the southeast is the Crown Hill open space located in
unincorporated Jefferson County.
Immediately adjacent to the property on the north and west is vacant land zoned R-1. This
property "wraps" around the subject site and has street frontage on both 32nd Avenue and Kipling.
Adjacent to the vacant land running northeast is the Rocky Mountain ditch. The ditch runs to the
east under Kipling and drains into a detention pond located on vacant land on the east side of
Kipling. An additional grade change of roughly 20 feet separates the subject property from the
residential neighborhood to the north and northwest.
While the primary structure on the property was built in 1935 as a single family residence, it has
not been utilized that way since the early 1980's. The use of the property as a group living facility
for adoloescents with drug, alcohol and psychiatric problems exceeded the typical group home
residential use. In addition to the residential component, there were schooling, recreation and
medical treatment activities on the site. The facility closed in 2013.
Current and Proposed Zoning
The property is currently zoned Residential -One (R-1). The R-1 zone district was established to
provide high quality, safe, quiet and stable low density residential neighborhoods. The R-1 zone
district allows single family residential construction, public and semi-public uses and group living
situations as special uses. As noted above, under previous special use approvals, the property had
been utilized as a group home for children (an adolescent psychiatric treatment facility) for the last
30 years.
Council Action Form — Fountain on the Ridge
November 28, 2016
Page 3
The Planned Mixed Use Development zone district is intended to allow the integration of
residential and commercial uses and development which is consistent with the surrounding
neighborhoods and the City's guiding documents. It is intended to create a zone district which
will allow flexibility in use, design, and orientation while maximizing space, community interest
and protecting nearby and adjacent residential neighborhoods.
Permitted uses in the PMUD zone are intended to be a mixture of residential and commercial uses.
The zone change proposal has been initially prompted by the desire for an event center in the main
structure and grounds with the various other buildings used for ancillary purposes. However, that
use of the property is not certain and it is possible that in the future, existing structures may be
razed and redevelopment may occur. As such, uses shown on the proposed ODP include
additional residential uses and a limited range of less impactful commercial uses.
RECOMMENDED MOTION:
"I move to approve Council Bill No. 26-2016, an ordinance approving the rezoning of property
located at 10001 W. 32nd Avenue from Residential -One (R-1) to Planned Mixed Use Development
(PMUD) and for approval of an Outline Development Plan (ODP) on first reading, order it
published, public hearing set for Monday, January 9, 2017 at 7 p.m. in City Council Chambers,
and that it take effect 15 days after final publication."
REPORT PREPARED/REVIEWED BY:
Meredith Reckert, Senior Planner
Kenneth Johnstone, Community Development Director
Patrick Goff, City Manager
ATTACHMENTS:
1. Council Bill No. 26-2016
CITY OF WHEAT RIDGE
INTRODUCED BY COUNCIL MEMBER WOODEN
COUNCIL BILL NO. 26
ORDINANCE NO.
Series of 2016
TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY
LOCATED AT 10001 W. 32nd AVENUE FROM RESIDENTIAL -
ONE (R-1) TO PLANNED MIXED USE DEVELOPMENT (PMUD)
ZONING AND FOR APPROVAL OF AN OUTLINE
DEVELOPMENT PLAN (ODP) (CASE NO. WZ-16-01/FOUNTAIN
ON THE RIDGE)
WHEREAS, Chapter 26 of the Wheat Ridge Code of Laws establishes
procedures for the City's review and approval of requests for land use cases; and,
WHEREAS, AMOF, LLC has submitted a land use application for approval of a
zone change to the Planned Mixed Use Development zone district and an associated
ODP for property located at 10001 W. 32nd Avenue; and,
WHEREAS, a zone change will allow for an expanded mix of uses and densities
for the property which may facilitate establishment of an event center or alternatively,
redevelopment of the property; and,
WHEREAS, the City Council has conducted a public hearing complying with all
public notice requirements as required by Section 26-109 of the Code of Laws;
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by AMOF, LLC for approval of a zone change from
Residential -One (R-1) to Planned Mixed Use Development (PMUD) and
approval of an Outline Development Plan (ODP) for property located at 10001 W.
32nd Avenue, and pursuant to the findings made based on testimony and
evidence presented at a public hearing before the Wheat Ridge City Council, a
zone change is approved for the following described land:
A PARCEL OF LAND IN THE NORTHEAST'/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST
OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF
COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST'/4 CORNER OF SAID SECTION 28, THENCE NORTH 59027'42" WEST
58.14 FEET TO THE POINT OF BEGINNING;
THENCE ALONG SAID RIGHT OF WAY SOUTH 89020'22" WEST 366.00 FEET;
DEPARTING SAID RIGHT OF WAYY, THENCE NORTH 4042'38" WEST 116.98 FEET;
THENCE SOUTH 85055'48" WAST 69.31 FEET;
THENCE NORTH 9005'25" EAST 29.04 FEET;
THENCE NORTH 4°35'14" WEST 41.92 FEET;
THENCE NORTH 72050'02" WEST 20.82 FEET;
THENCE NORTH 22047'22" EAST 4.12 FEET;
THENCE NORTH 72053'38" WEST 79.23 FEET;
THENCE NORTH 3010'22" EAST 161.66 FEET;
THENCE SOUTH 61 010'38" EAST 161.80 FEET;
THENCE SOUTH 31042'53" WEST 32.45 FEET;
THENCE NORTH 89020'22" EAST 63.15 FEET;
THENCE SOUTH 86010'53" EAST 10.19 FEET;
THENCE SOUTH 48015'53" EAST 40.70 FEET;
THENCE SOUTH 36015'53" WAST 36.20 FEET;
THENCE SOUTH 76055'53" EAST 63.00 FEET;
THENCE SOUTH 52°46'13" EAST 98.75 FEET TO A POINT ON THE WEST RIGHT OF WAY OF SOUTH
KIPLING STREET;
THENCE SOUTH 0012'38" EAST 136.74 FEET TO THE POINT OF BEGINNING, SAID PARCEL
CONSISTING OF 94,295.60 SQUARE FEET OR 2.16 ACRES.
Section 2. Vested Property Rights. Approval of this zone change does not
create a vested property right. Vested property rights may only arise and accrue
pursuant to the provisions of Section 26-121 of the Code of Laws of the City of
Wheat Ridge.
Section 3. Safety Clause. The City of Wheat Ridge hereby finds, determines,
and declares that this ordinance is promulgated under the general police power
of the City of Wheat Ridge, that it is promulgated for the health, safety, and
welfare of the public and that this ordinance is necessary for the preservation of
health and safety and for the protection of public convenience and welfare. The
City Council further determines that the ordinance bears a rational relation to the
proper legislative object sought to be attained.
Section 4. Severability; Conflicting Ordinance Repealed. If any section,
subsection or clause of the ordinance shall be deemed to be unconstitutional or
otherwise invalid, the validity of the remaining sections, subsections and clauses
shall not be affected thereby. All other ordinances or parts of ordinances in
conflict with the provisions of this Ordinance are hereby repealed.
Section 5. Effective Date. This Ordinance shall take effect 15 days after final
publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of to _
on this 28th day of November, 2016, ordered it published with Public Hearing and
consideration on final passage set for Monday, January 9, 2017 at 7:00 o'clock p.m
in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado, and that it
takes effect 15 days after final publication.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by
a vote of to , this ninth day of January, 2017.
SIGNED by the Mayor on this day of , 2017.
Joyce Jay, Mayor
ATTEST:
Janelle Shaver, City Clerk
Approved as to Form
Gerald Dahl, City Attorney
1St publication:
2nd publication:
,Nheat Ridge Transcript:
Effective Date:
City of
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COMMUNITY DEVELOPMENT
City of wheat Ridge Municipal Building 7500 W. 29'x' Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
LETTER NOTICE (Revised Date)
(As required pursuant to Code Section 26-109.D)
November 22, 2016
Dear Property Owner / Current Resident:
This is to inform you of Case No. WZ-16-01, an application filed by AMOF Partnership for
approval of a zone change from Residential -One (R-1) to Planned Mixed Use District (PMUD)
with an ODP for property located at 10001 W. 32nd Avenue. This request is scheduled for public
hearing in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The
schedule is as follows:
Planning Commission October 20, 2016 (& 7:00 p.m.,
City Council January 9, 2017 (& 7:00 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments. If you have any questions or desire to review any plans, please
contact the Planning Division at 303-235-2846.
Thank you,
City of Wheat Ridge Planning Division
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. If you need inclusion assistance, please call Carly Lorentz, Assistant to
the City Manager, at 303-235-2867 at least one week in advance of the meeting.
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No one wished to speak at this time.
7. PUBLIC HEARING
A. Case No. WZ-16-01: an application filed by AMOF Partnership for approval of a
zone change from Residential -One (R-1) to Planned Mixed Use District (PMUD)
with an ODP for property located at 10001 W. 32"d Avenue.
Ms. Reckert gave a short presentation regarding the Outline Development Plan and
the application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case. Ms. Reckert entered into
the record and distributed a packet of emails received by area residents for the
Commissioners to review. These emails were sent to her after the Agenda Packet
had been assembled.
Ms. Reckert explained there is 2.16 acres comprising the property with a 40 foot
grade change that contains multiple buildings. Along with the proposed zone
change the owner would like to see an event center established at this site, but the
ODP addresses different scenarios for land uses as well. A neighborhood meeting
was held on December 21, 2015 with 10 neighbors attending and in response to the
agency referral; there were no major concerns from city departments or outside
agencies. There are two potential scenarios for the ODP, the first uses the existing
building which would be repurposed, and the other would demolish the buildings
and the property redeveloped for other uses including residential and commercial.
Commercial uses would be similar to the City's most restrictive zone district,
Neighborhood Commercial (NC). The ODP for an event center shows the existing
buildings, expanded parking, three access points (one being for emergency use
only) and circulation for the site.
Ms. Reckert explained that even though the Structure Map from the
Comprehensive Plan shows the property as Neighborhoods, Envision Wheat Ridge,
in its totality, supports the zone change. Kipling Street is considered a principal
arterial which serves high volume traffic and 32"d Avenue is a minor arterial which
serves less volume with a mix of land uses and connects regional destinations. 32nd
Avenue is also considered a bicycle corridor by the Transportation Structure Plan
and Kipling Street has a recently completed 10 -foot wide multi -use trail that
extends from 32nd and Kipling to 44`h increasing pedestrian connections and safety.
Ms. Reckert explained that the single family home on the property was built in
1935 as a single family residence but has not been used for that since the 1980's.
since then it has been a group home for teens with psychiatric and substance abuse
issues for the last thirty years. Staff has concluded that along with the increased
land use intensification along the Kipling Corridor, a PMUD zone change for this
Planning Commission Minutes -2—
October
2_October 20, 2016
property is appropriate because the property is less desirable for a low density
residential use and would be a good land use transition between Kipling and the
neighborhood.
All of the Commissioners expressed concern for this proposal focusing primarily
on automobile, bike and pedestrian traffic. Mr. Westberg explained that there are
no restrictions planned yet for access into or leaving the property. He explained
that during peak traffic hours it may be right in and right out only but until the land
use is decided on then it is difficult to predict. Traffic generation and required
improvements would be reviewed at the time of Specific Development Plan (SDP)
submittal.
Additional concerns included the lack of parking on the site and what type of
commercial use would be put there in its place. The Commissioners questioned
the commercial uses on the property and expressed concern about noise generated
by a big event. Ms. Reckert explained the applicant has intentions to improve the
parking conditions and add more spaces. With regards to the noise, conditions
would be made in the ODP that noise concerns be addressed at SDP. She added
that other commercial uses were added as the applicant wanted to have a backup
use for the property if the event center didn't carry through.
Allison Winlund , Norris Design, represented the property owner
1101 Bannock Street
Ms. Winlund explained that the property owner embarked on the possibility of a
zone change for the primary purpose of converting the buildings and property into
an event center which they believe will be an ideal transition to the neighborhood.
Should the event center be unsuccessful, the property owner tried to include a
variety of other uses with the PMUD zone change. Pedestrian and vehicular safety
will be looked at, at the time of SDP design. With regards to noise and loud music
during events; a condition of approval could be added to the ODP that there would
be no outdoor music allowed. The capacity of the event center will be determined
by building and fire codes. There will be an engineered plan for parking
improvements. With approximately 60 parking spaces at a rate of 1 parking space
per 3 people, the event center would accommodate 180 people at maximum
capacity. Sight distance requirements for the existing access point will be met and
landscaping will be evaluated at the time of SDP.
Commissioner Bucknam agreed there are some positives for having an event center
at this site, but asked why there is no potential redevelopment option if the event
center does not work. He would like to see how the site plan would function with a
total commercial redevelopment.
In answer to a question about the trip generation numbers provided, Mr.
Westberg opined that the trip generation provided is on the conservative side.
Planning Commission Minutes _ 3 _
October 20, 2016
Commissioner TIMMS asked if the current owner has background knowledge of
running an event center.
Ms. Winlund stated the owners would probably get some professional consulting
guidance.
Chair OHM asked why there is landscaping conflicts in the Norris design letter.
Ms. Winlund agreed there are conflicts and they will be resolved in conversations
with staff.
Melody Mascarenaz, Resident
62 Hillside Drive, Wheat Ridge
Ms. Mascarenaz stated she has lived in the Paramount Heights area for 15 years
and is concerned with the proposed zone change and development. She also had
issues with the public hearing notification process. She does not agree with the
zone change to commercial use especially with potential traffic issues and schools
in the area. Other concerns included noise disturbance for the neighborhood and
potential overflow parking on neighboring streets. Finally, Ms. Mascarenaz also
expressed concern regarding residential property values if the property becomes a
commercial use.
Jim Mascarenaz, Resident
62 Hillside Drive, Wheat Ridge
Mr. Mascarenaz lives in the Paramount Heights neighborhood and enjoys living in
a safe, quiet environment and thinks that the zone change will negatively impact
the neighborhood and community. Potential impacts include the increase traffic at
the Kipling and 32nd intersection, hours of noise, and the potential rezoning of the
vacant land adjacent to this site. He also likes the historic value of the site as it is
and does not want to see it rezoned commercially.
Clark Davenport, Resident
2886 Robb Circle, Lakewood
Mr. Davenport indicated he was confused about the submittal only including the
event center use and wondered why other commercial uses were added.
Ms. Reckert explained that she has been in discussion with the applicant for several
years about adaptive reuse for the property. The original submittal included other
heavy traffic generating commercial uses such as banks and medical offices and
staff required that they be eliminated.
Mr. Wallace and Ms. Odean answered questions regarding the noticing for public
hearings. Mr. Wallace stated the neighbors are noticed using a 300 feet radius
Planning Commission Minutes -4—
October
4_October 20, 2016
from the property boundary. Ms. Odean confirmed that the notification letters
were mailed out October 5 and Ms. Reckert added that the code states the letters be
mailed out 15 day prior to the hearing, but does not address when they are
received.
Mr. Westberg addressed that a full traffic study was not warranted for the zone
change application. He explained that when the applicant comes forward with a
specific development plan then it will be detennined if a traffic study is required.
Ms. Winlund added she and the applicant are willing to work with staff to find
modify appropriate land uses for the property.
Commissioner TIMMS asked staff if the City —owned event center on Benton (the
Richards Hart Estate), which is in a residential area, has had any traffic or noise
complaints.
Ms. Reckert stated not that she is aware of.
Commissioner TIMMS also added this is a unique site in the city and it has been
utilized more intensively than a traditional single family use for the last couple of
decades. It is not the right site to remain R-1, but the list of potential uses is too
broad and his concerns come with a possible redevelopment to intense commercial
uses.
It was moved by Commissioner BUCKNAM and seconded by Commissioner
LEO to recommend DENIAL of Case No. WZ-16-01, a request for approval of
zone change from Residential-One(R-1) to Planned Mixed Use Development
(PMUD) with an Outline Development Plan (ODP), on property located at
10001 W. 32 o Avenue for the following reasons:
1. The zone change would not promote the safety of the community and
would result in a significant adverse effect on the surrounding area
specifically regarding traffic and concerns about pedestrian and
bicycle safety.
2. Adequate traffic infrastructure may not be available to sense the types
of uses allowed by the change of zone particularly if the site is
redeveloped per the ODP.
3. The zone change is inconsistent with the Neighborhood designation for
the property and surrounding area on the Envision Wheat Ridge land
use structure plan.
4. The ODP doesn't adequately address potential redevelopment
scenarios; specifically, for more intensive uses such as multifamily as
part of a mixed use development.
Motion carried 7-0
Planning Commission Minutes
October 20, 2016
-5—
WZ-16-01— AMOF/
Fountain on the Ridge
Request for approval of a zone change to Planned Mixed Use
Development with an Outline Development Plan
Planning Commission
October 20, 2016
Zoning: 10001 W. 32n° Avenue
06/19/2017
1
Parcel A: original
house,dorm
building, small
office
B
Parcel B: house
Parcel C:
f
barn/garage
Aerial :
10001 W. 320d Avenue
D
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1
Parcel A: original
house,dorm
building, small
office
B
Parcel B: house
Parcel C:
f
barn/garage
A,
Parcel D: vacant
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10001 W. 32"1 Avenue
1
Fountain on the Ridge — Existing Conditions
Fountain on the Ridge — Existing Conditions
06/19/2017
2
L
06/19/2017
r
Fountain on the Ridge — Existing Conditions
3
Fountain on the Ridge —Existing Conditions
Fountain on the Ridge — Existing Conditions
t
Fountain on the Ridge — Existing Conditions
ZY
06/19/2017
"°
ODP Process
• Neighborhood Meeting
• Held on December 21, 1015
• Ten neighbors attended
• Outline Development Plan:
• Zoning document
• PC makes a recommendation to City Council -public hearing date
on December 12, 2016
• Referral
• No major concerns from city departments or agencies
• Subsequent referral for Specific Development pion
• Next Steps:
• SDP— PC public hearing
5
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— �— Eaton Street Cottages- Concept,%to PUn - -
Fountain on the Ridge - ODP page 1
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Eaton Street Cottages -Concept Sit
Fountain on the Ridge - ODP page 3
06/19/2017
6
Fountain on the Ridge - ODP page 2
0
Application Summary - ODP
Site Design:
• Reuse the existing buildings and modify site to
accommodate expanded parking; or
• Redevelopment of the site
• Both scenarios require a public hearing before PC
• Access:
• Primary vehicular access off W. 32111 Avenue
• Existing access on adjacent property to remain
• No access allowed to 32nd/Kipling corner
NefghborhooAs
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Comprehensive Plan
YI
06/19/2017
Application Summary - ODP
• Public Improvements:
• Existing 4 -foot attached sidewalk along W. 321d
Avenue
• Full traffic study will be required if assumptions in
traffic generation letter are not exceeded
• landscaping:
Final landscaping design will be reviewed as part of
SDP
• Parking:
Final parking design will be reviewed as part of the SDP
ZRlulti-Use
Trail
32n° Avenue
Bicycle corridor a 1
Dow�).�...
Transportation Structure Plan
rA
Evaluation of the Request
The Code includes the following as the purpose of a
Planned Development:
• To accommodate extraordinary or unique development
proposals not feasible under standard zoning.
• To accomplish compatible development and flexibility in
design
• To promote conformance with adopted plans and policies
• The proposal is consistent with the intent of the PMUD zone
district
With the following conditions
• Outside runs be eliminated from the vet clinic
listings in both scenarios.
• The emergency access at the southeast corner be
eliminated.
• A note be added indicating that limitations on
hours of operation be considered during the SDP
process.
06/19/2017
Staff Recommendation
Staff recommends APPROVAL with conditions for the
following reasons:
• The property is underutilized.
• There are changed conditions on the Kipling corridor
which have made the property less desirable for low
density residential use.
• Zone change will provide a land use transition between
Kipling and the neighborhood.
• Consistency with various provision in the NRS and
Envision Wheat Ridge.
• The zone change criteria are met.
• The ODP requirements ore met.
Meredith Reckert
From:
Mishan Pils <mishan.pils@nnsi.net>
Sent:
Thursday, October 20, 2016 11:41 AM
To:
Meredith Reckert
Cc:
erpils@gmail.com
Subject:
Objection letter to be read regarding case WZ-16-01
Dear Meredith,
My family just moved in across the street from the proposed property rezoning case. We are in absolute disagreement
with the action to rezone or redevelop for mixed-use multi -family residential or new commercial storefronts on the
pristine and beautiful land across our home at 10001 W 32°d Avenue. Our reason for moving to Wheat Ridge was to
enjoy what is left of the landscape while still being close to city amenities. This proposed redevelopment will increase
wildlife deterioration, noise, odor, light intrusion, and even more traffic than we already deal with. There are so many
negative potentials including an increase in crime and for land uses changes to move further into the residential
neighborhood across the street. Please keep our neighborhood safe. With the right renovation, this property can serve as
an event center or magnificent home without damaging and polluting its natural landscape. Please do not destroy one of
Wheat Ridge's most beautiful properties while your residents endure an impending reduced quality of life.
I have faith that you will make the right choice for your community and citizens.
-Mishan Pils
10088 W. 32nd Avenue
Wheat Ridge CO, 80033
Mishan Pils
Division Vice President, Healthcare Technology Solutions
303.242.1382
mishan.pilsLa)nnsi.net
Meredith Reckert
From: Nancy Dornfeld <nancydornfeld@msn.com>
Sent: Tuesday, October 18, 2016 9:09 AM
To: Meredith Reckert
Subject: 32nd and Kipling
Greetings,
I have lived near this intersection for a total of 27 years. While I don't live in Wheat Ridge, (my children attended Wheat
Ridge schools), I feel greatly impacted by what will happen to this property that is being considered for rezoning.
We DO NOT need more retail at this intersection. There is plenty close by. The retail at 26th and Kipling is struggling,
and there is more retail at 38th and Kipling. Yes, I can see residential, but limited so an not to add any more traffic. And
with values commensurate with the existing neighborhood.
Please draw the line on projects such as these. Do consider alternative uses for the property, before giving in to
unnecessary expansion.
Thank you
Nancy Dornfeld
303-234-0358
Meredith Reckert
From: Steven Storvik <steven.storvik@gmail.com>
Sent: Wednesday, October 19, 2016 9:55 PM
To: Meredith Reckert
Subject: Case No. WZ-16-01: statement
There are many currently -available commercial areas/lots in Wheat Ridge that could be used, improved
upon and paid attention to instead of rezoning this location. That whole subsection immediately west of Kipling
from 32nd to 35th is a beautiful neighborhood. Why are we wanting to make residential neighborhoods feel
more commercial?! How does this rezoning improve the experience of the immediate local neighbors? Can you
improve upon and use the already commercial corner at 26th and Kipling instead?
If you're considering rezoning this residential into commercial property for the purpose of improving the
community of Wheat Ridge with more economic opportunities, then we can name many vacant or under
utilized commercial properties and areas that would serve better for commercial use than building into
our residential community.
-Steve S.
Meredith Reckert
From:
Aneta Storvik <heIIo@shopgivewithjoy.com>
Sent:
Wednesday, October 19, 2016 9:33 PM
To:
Meredith Reckert
Subject:
Case No. WZ-16-01: Statement/Letter
Hello Meredith,
We are writing to you in regards to the public hearing for the property across the street from us at 32nd and
Kipling.
My husband and I purchased our home two years ago. Since moving here, we have seen several car accidents at
the intersection of Kipling and 32nd. With the potential of rezoning the current property to commercial, we are
concerned about the safety and growth in traffic. Traffic on 32nd and on Kipling has been growing significantly
since moving in and that is without a commercial property across the street.
We also purchased our home knowing that the property across the street from us was zoned for residential and,
not commercial! There should not be a zone change because keeping that corner available as residential is
important to keeping this area safe for all residents.
We would have been there in person during the public hearing, but have a prior commitment with work. There
are many voices that echo our hesitation that may not be there in person. Please consider our statement in
making this very important decision.
Thank you,
The Storvik Family
Meredith Reckert
From: Bob Reynolds <rwr400@attglobal.net>
Sent: Wednesday, October 19, 2016 9:56 PM
To: Meredith Reckert
Subject: Zone Change Case # WZ-16-01
Dear Ms. Reckert,
Today I am writing to protest this zoning change application filed by AMOF Partnership @ 1001W. 32 Ave. I have lived
on Hillside Drive for 20 years, raising a family and plan to retire here as well. Over the years I have seen the traffic in the
area steadily increase, especially at the corner of 32nd & Kipling. I have seen traffic it backed up in both directions from
the rec center to 32nd from 4-6 PM almost every business day, and once or once a week the east bound traffic backed
up from Morningside to Kipling The right turn from southbound Kipling onto westbound 32nd is especially dangerous.
I cannot envision how this location can be developed into a multi -use property without making the current traffic
situation exponentially worse unless 32nnd is made into a four lane road and adding a right turn lane onto 32A Ave. to
southbound Kipling. Please consider denying this zoning change. I believe the potential additional tax revenue to the
city is not worth the increase in additional air pollution in my neighborhood and traffic gridlock that kind of resulting
development would produce.
Thank you,
Bob Reynolds
49 Hillside Drive
Wheat Ridge, CO.
PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE PLANNING COMMISSION
October 20, 2016
Case No. WZ-16-01: An application filed by AMOF Partnership for approval of a zone
change from Residential -One (R-1) to Planned Mixed Use District (PMUD) with an ODP
for Property located at 10001 W. 32nd Avenue.
(Please print)
Name Address
1 VL- VA A -,e t H
In Favor/Opposed
(D PP4)S
el o( j 3 r) lqoa� E C/
City O�
Wheat i e
co UNITY DEVELOPMENT,
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: Meredith Reckert
DATE OF MEETING:
October 20, 2016
CASE NO. & NAME:
WZ-16-01/AMOF
ACTION REQUESTED:
Approval of zone change from Residential -One to Planned
Mixed Use Development and an Outline Development (ODP)
LOCATION OF REQUEST:
10001 W. 32°a Avenue
PROPERTY OWNER:
AMOF
APPROXIMATE AREA:
2.16 acres
PRESENT ZONING:
Residential -One (R-1)
COMPREHENSIVE PLAN:
Neighborhood
ENTER INTO RECORD:
COMPREHENSIVE PLAN
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
DIGITAL PRESENTATION
Planning Commission 1
WZ-16-O1/AMOF
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
This application is for approval of a zone change from Residential -One (R-1) to Planned Mixed Use
Development (PMUD) and an Outline Development Plan (ODP) for property located at 10001 W. 32nd
Avenue.
The City's planned development approval is a two-step process. The first step is for the zone change
to PMUD and approval of an Outline Development (ODP). The ODP document will set allowed uses
and development standards for the property. The ODP also contains a general concept plan which
labels areas of landscaping, parking, building footprints and access points. The ODP approval requires
a public hearing in front of each Planning Commission and City Council. City Council is always the
final authority for approval of zone changes so Planning Commission will be making a
recommendation.
The Specific Development Plan (SDP) and plat, if necessary, is the second step of the process which
focuses on the details of the development such as final drainage, street improvements, architecture and
final lot layout, including building footprints, site circulation, parking and landscaping. .
The applicant is requesting approval of the zone change to expand uses and create redevelopment
opportunities for the property. (Exhibit 1, Letter of Request)
II. EXISTING CONDITIONS/PROPERTY HISTORY
Existing Site Conditions:
The property is located at the northwest corner of West 32nd Avenue and Kipling Street and is
comprised of four parcels. The property is currently zoned Residential -One (R-1). The R-1 zone
district allows single family residential construction, public and semi-public uses and group living
situations as special uses. Under previous special use approvals, the property had been utilized as a
group home for children (an adolescent psychiatric treatment facility) for the last 30 years. The facility
was closed in 2013. (Exhibit 2, aerial photo)
To the south across 32nd Avenue are single-family homes zoned R-1 as part of the Paramount Heights
Subdivision. To the east across Kipling Street are single-family homes zoned R-1 and part of the
Wheat Ridge Knolls Subdivision. To the southeast is the Crown Hill open space located in
unincorporated Jefferson County.
Immediately adjacent to the property on the north and west is vacant land zoned R-1. This property
"wraps" around the subject site and has street frontage on both 32nd Avenue and Kipling. Adjacent to
the vacant land running northeast is the Rocky Mountain ditch. The ditch runs to the east under
Kipling and drains into a detention pond located on vacant land on the east side of Kipling. A grade
change of roughly 20' separates the subject property from the residential neighborhood to the north
and northwest. (Exhibit 3, zoning map)
Planning Commission 2
WZ-16-O 1 /AMOF
There are four parcels that make up the property and are summarized in the table and map below. The
square footages in the table were taken from the Jefferson County Assessor's website. The applicant
indicates that the actual combined lot square footage is less than indicated by Jefferson County.
Map
PIN*
Property Square F--*
A
39-281-00-030
74,935
B
39-281-00-023
16,988
C
39-281-00-029
7,421
D
39-281-00-028
566
The four parcels total 94,295 square feet (2.16 acres). The parcels are all irregular in shape and there is
a 40' grade change running from the southeast corner of the site to the northwest corner.
There are also a variety of structures on the property which are in a campus -style setting. According to
the Jefferson County Assessor the buildings on the site were constructed at various times between
1935 and 1982.
The locations of the buildings are best viewed on Sheet 3 of the ODP document. (Exhibit 4, ODP
document) The existing structures include a home containing sleeping quarters, commercial kitchen
and communal dining area, common space and offices (Building 3). Other structures on the property
include a dormitory (Building 4), another single family residence (Building 1), a building set up as
classroom area originally used as a barn (building 6), a small office/storage building (building 5) and a
shed (building 2). (Exhibit 5, site photos)
The zone change proposal has been prompted by the desire for an event center in the main structure
and grounds with the various other buildings used for ancillary purposes. However, it is possible that
Planning Commission 3
WZ-16-O1/AMOF
in the future, existing structures may be razed and redevelopment may occur. The ODP document is
intended to address both scenarios.
The Planned Mixed Use Development zone district is intended to allow the integration of residential
and commercial uses and development which is consistent with the surrounding neighborhoods and
the City's guiding documents. It is intended to create a zone district which will allow flexibility in
use, design, and orientation while maximizing space, community interest and protecting nearby and
adjacent residential neighborhoods.
Permitted uses in the PMUD zone are intended to be a mixture of residential and commercial uses.
Staff concludes that the PMUD is best suited for the property to allow a residential component and a
limited range of less impactive commercial uses.
II. OUTLINE DEVELOPMENT PLAN
Attached is a copy of the proposed Outline Development Plan which contains three sheets. The ODP
will establish allowed uses and development standards for the property. The ODP also contains a
general plan layout for the existing configuration of the property.
The ODP document envisions two development scenarios — one where the existing buildings are left in
place and adapted for a new use and one that anticipates redevelopment with the existing buildings
being demolished and new ones built. In either scenario, a subsequent Planning Commission review of
a Specific Development Plan (SDP) will be required.
Sheet I of the ODP serves as the declaration page. It includes the legal description and signature
blocks and gives general guidelines for development by referring back to the appropriate section in the
zoning (landscaping parking, signage, etc.). It also includes a character of the development statement
which addresses both potential scenarios.
Sheet 2 of the ODP document addresses permitted land uses. The "existing conditions" scenario will
allow all of the uses currently permitted or permitted as a special use in the R-1 zone district including
single family residential, a range of group living situations, quasi -public uses (churches, schools,
government uses) and urban agriculture uses. It also includes a variety of lower impact commercial
uses such as event centers and support functions, service establishments (cosmetic treatment and
massage therapy centers, small retail establishments (antique stores, interior decorating shops) and
residential treatment facilities. The commercial uses allowed are most closely aligned with the
Neighborhood Commercial zone district. Due to a concern for noise, Staff recommends that outside
runs be eliminated from the veterinary clinic listing.
The "redevelopment" scenario includes a more limited range of residential uses allowing single family
residences and multi -family developments with up to 21 units per acre. The list does not include group
homes or residential treatment facilities. It also includes a variety of low impact commercial uses such
as service establishments (cosmetic treatment and massage therapy centers) and an expanded list of
small retail establishments (antique stores, interior decorating shops). The commercial uses allowed
are most closely aligned with Restricted Commercial zone district which is a district intended to
provide "neighborhood oriented" commercial uses. Due to a concern for noise, Staff recommends that
outside runs be eliminated from the veterinary clinic listing.
Planning Commission 4
WZ-16-O1/AMOF
A list of permitted accessory uses has also been provided. Both use categories prohibit drive -up and
drive-through uses and uses which require outdoor storage, again consistent with the RC zone district.
Sheet 3 of the plan set varies from our typical ODP "bubble plan" in that it is reflecting current
improvements representing the "existing conditions" scenario. The third sheet also lists development
standards for both the "existing structure" and "redevelopment" scenarios.
On the graphic, in addition to circulation, there are three access points shown for the property. The
main access point is located off 32"d Avenue and provides access to the primary building on the
property (building 3), the dorm building (building 4), the small office (building 5) and existing
parking. A second access from 32nd Avenue is off-site on the property to the west and provides access
to the barn/garage structure (building 6), the shed (building 2) and the freestanding house (building 1).
The original entrance to the property is located at the southeast corner of the site and in the most recent
past, was used for emergency access only. The West Metro Fire Protection District has indicated that
this secondary access will be not be needed and can be eliminated. This modification needs to be
reflected on the graphic.
The development standards for the "existing conditions" scenario recognizes the current improvements
on the property but also addresses future structures/additions to the existing buildings. Development
standards for the "redevelopment" scenario are shown in a separate table. The graph below compares
the two scenarios.
Maximum building height allowed is 35' which is consistent with all residential zone districts and the
NC and RC zone districts.
Planning Commission
WZ-16-O 1 /AMOF
Development Standard
Existing Conditions scenario
Redevelopment Scenario
Max. Building Coverage:
25%
20%
Min. Landscaped Coverage:
25%
20%
Max. Hard Surfaced
50%
60%
Coverage:
Minimum setbacks:
Existing conditions unless
To follow the closest zone
constructed adjacent to
district perimeter setbacks
perimeter property lines — then
to follow the closest zone
district perimeter setbacks
Maximum building height:
35'
35'
1 space per 3 seats in main
Refers to Section 26-501 of the
Minimum parking required:
assembly area or consistent with
Wheat Ridge Code of Laws
Section 26-50.1 of the Wheat
Ridge Code of Laws
Refers to Article VII of the
Refers to Article VII of the
Signage:
Wheat Ridge Code of Laws
Wheat Ridge Code of Laws
Fencing:
Refers to Section 26-603
Refers to Section 26-603s
Exterior Lighting:
Refers to Section 26-503 of the
Refers to Section 26-503 of the
Wheat Ridge Code of Laws
Wheat Ridge Code of Laws
Subject to the SDP approval
Refers to Section 26-502 of the
Landscaping:
Wheat Ridge Code of Laws.
Not applicable unless building
Refers to Architectural and Site
Architectural Detail:
expansion
Design Manual (ASDM)
Planning Commission
WZ-16-O 1 /AMOF
IV. ZONE CHANGE CRITERIA
Staff has provided an analysis of the zone change criteria outlined in section 26-122.E. The Planning
Commission shall base its recommendation in consideration of the extent to which the following
criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community and
will not result in a significant adverse effect on the surrounding area.
The property is currently underutilized and mostly vacant. While the new zoning would allow for
residential, semi-public, commercial and mixed uses on the lot, any proposed new development
will require site plan review through which traffic impacts, drainage, and buffering will be
analyzed.
The Planned Mixed Use District (PMUD) zoning is expected to add value to the subject property
and also to the surrounding community. The mixed use development standards will support
compatibility between future development and existing land uses. Improvements to the site should
have a positive impact on the neighborhood both aesthetically and from a property value
perspective. The change of zone will not result in adverse effects on the surrounding area if
properly designed and utilized. At the time Specific Development Plan, operational characteristics
such as business hours and use of the outside space should be analyzed to address compatibility
with the adjacent uses.
Staff concludes that this criterion has been met.
2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the
change of zone, or the applicant will upgrade and provide such where they do not exist or are
under capacity.
All utility agencies have indicated that they can serve the property with improvements installed at
the owner's/developer's expense. Should the zone change be approved, a more detailed review
will occur at the time of Specific Development Plan and plat.
Staff concludes that this criterion has been met.
3. The Planning Commission shall also fmd that at least one (1) of the following conditions
exists:
a. The change of zone is in conformance, or will bring the property into conformance, with
the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other
related policies or plans for the area.
The following documents are applicable to the property and are to be used for guides when
considering zone changes.
NEIGHBORHOOD REVITALIZATION STRATEGY
The Neighborhood Revitalization Strategy (NRS) was developed and approved by City
Planning Commission 7
WZ-16-O 1 /AMOF
Council in 2005. The purpose of the NRS was to set forth strategies for the City to leverage
its assets to regain its share of strong households and to more successfully compete with
neighboring communities for new development opportunities. These strategies aimed to help
Wheat Ridge reinvent itself as a thriving, economically diverse community with broad
residential and commercial opportunities
This document identifies strategies for the city to become a "community of choice". It
established goals for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading
and increasing variety of housing stock available and targeting underutilized properties for
redevelopment into retail space.
COMPREHENSIVE PLAN: Envision Wheat Ridge
The City's Comprehensive Plan, Envision Wheat Ridge, was adopted in 2009. The purpose
of the plan is to provide a general vision for the City related to growth and development for
the next 10 to 20 years. The Plan also provides direction to help the City address future
needs related to economic development, commercial and retail development, housing,
transportation, parks and open space and services and utilities.
The Land Use Structure Plan is one component of the Comprehensive Plan. It is general in
nature and not specifically intended to be parcel based.
The property under consideration is shown as being Neighborhood. The Neighborhood
designation are places for people to own homes and thrive and where residents of all ages can
live safely and comfortable. These areas can be a mix of single family, multi -family or other
residential facilities. Staff concludes that the.residential component of both the existing
building" and "redevelopment" scenarios are consistent with this designation.
Identified goals in the Comprehensive Plan which are being met with the proposed commercial
component include the following:
Planning Commission
WZ-16-O 1 /AMOF
• To make Wheat Ridge a "community of choice " in which to live, work, shop and
recreate.
• To actively retain existing retailers and attract quality retail development.
• To promote specialty retail businesses.
• To retain and diversify local employment.
• To increase the diversity of land uses with an emphasis on increased opportunities for
employment, retail and commercial services.
• To emphasize mixed use development in developing and redeveloping areas and along
major corridors.
The Kipling corridor has been identified as one of five target redevelopment areas in the City.
While the Structure Plan does not depict this parcel for nonresidential use, staff believes that
when applying the Comprehensive Plan in totality, it supports the zone change request.
Staff concludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the City
of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current Residential -One zoning
designation as it appears on the City's zoning maps.
Staff concludes that this criterion is not applicable.
c. A change of character in the area has occurred or is occurring to such a degree that it is
in the public interest to encourage redevelopment of the area or to recognize the changing
character of the area.
Development activity along the Kipling corridor continues to intensify with new commercial
redevelopment to the north at 381h Avenue and commercial reinvestment to the south at 26th
Avenue.
Kipling is classified as a Principal Arterial and carries over 36,000 vehicles per day (2013
count). Principal arterial roadways serve "high traffic volumes and provide access to regional
destinations, economic centers and freeway interchanges. They have limited access points and
are generally surrounded by commercial land uses."
West 32nd Avenue is classified as a Minor Arterial and carries over 9800 vehicles per day west
of Kipling (2010 count). Minor arterial roadways have "less volume than principal arterials
but still serve to connect regional destinations. Minor arterials are generally surrounded by a
mix of land uses with limited access."
There is an existing 4' wide attached concrete sidewalk running along the 32nd Avenue
fronta e. A gravel path 3' in width runs along the west side of Kipling Street. The intersection
of 32 and Kipling is signalized.
Planning Commission 9
WZ-16-O 1 /AMOF
Both West 32nd Avenue and Kipling were identified in the Transportation Structure Plan and
the Bicycle and Pedestrian Master Plan as components of the City's multi -modal grid system.
t 4
• `
Multi -Use trail
32 Avenue C,
Bicycle corridor F
Excerpt from Envision
t
Wheat Ridge
i
Transportation
Structure plan
The City, with the aid of federal funding, recently completed the Kipling Street multi -use trail
improvements. This capital project installed on the eastern side of Kipling resulted in the
extension of a 10' -wide concrete trail from the Crown Hill Open space at the southeast corner
of 32nd and Kipling north to West 44th Avenue, increasing pedestrian connections and safety.
West 32nd Avenue is designated as a bicycle corridor which extends from downtown Denver
west to Golden. In 2015, the City installed striping and signage to better identify 32nd Avenue
as a designated bike route.
While the primary structure on the property was built in 1935 as a single family residence, it
has not been utilized that way since the early 1980's. The use of the property as a group living
facility for adoloescents with drug, alcohol and psychiatric problems exceeded the typical
"group home" residential use. In addition to the residential component, there were schooling,
recreation and medical treatment activities on the site.
Based on increased traffic and intensification of land uses on the corridor, Staff concludes that
there are changed conditions which make this property less desirable for low density residential
use. The PMUD zoning would provide a land use transition between Kipling and the lower
density residential neighborhoods to the west and north. It should also be noted that the subject
property does not directly abut any existing residential uses.
Staff concludes that this criterion has been met.
d. The proposed rezoning is necessary in order to provide for a community need that was
not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive
plan.
Planning Commission 10
WZ-16-O1/AMOF
The proposed rezoning does not relate to an unanticipated need not anticipated in 2009.
However, the rezoning to Planned Mixed Use will aid in the progress to develop the property
which is currently underutilized. Once "reused" or redeveloped, it will then provide services
and goods to residents of Wheat Ridge and commuters using the Kipling corridor.
Staff concludes that this criterion has not been met.
V. NEIGHBORHOOD MEETING
The required pre -application meeting for neighborhood input was held on December 21, 2015. There
were approximately 10 persons in attendance (Exhibit 6, Neighborhood meeting recap, Exhibit 7, Sign-
up sheet,)
Attached are written comments received from the neighborhood (Exhibit 8, Correspondence received)
VI. AGENCY REFERRALS
All affected service agencies were contacted regarding their ability to serve the property. The
developer will be responsible for any needed upgrades to accommodate the proposed development.
An additional referral will be distributed during the SDP process. Specific referral responses follow.
CDOT: Has no objections to the zone change request.
Consolidated Mutual Water District: Can serve the property subject to installation of improvements
with the change of use or new development.
Westridge Sanitation District: Is currently serving the property. Determination of the service/line
capacity and any required upgrades will be reviewed at the time SDP.
West Metro Fire Protection District: Can serve the property. Water plan and hydrant locations will
be addressed at the time of SDP and plat. Does not need a secondary access into the development.
Wheat Ridge Police: Can serve the new development.
Wheat Ridge Public Works: Has reviewed a preliminary traffic generation letter with assumptions
provided for potential uses. As long as these figures are not exceeded, a full traffic study determining
the potential for street improvements is not required. There are no drainage implications with the
application for zone change.
Xcel Energy: Can serve.
Planning Commission 11
WZ-16-O l /AMOF
VII. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the property is underutilized and is no longer desirable for low density
residential housing. Approval of the zone change will expand permitted uses and redevelopment
opportunities for the property. Staff further concludes that the proposed PMUD zoning is consistent
with various portions of the NRS and Comprehensive Plan and will provide a land use transition
between Kipling and the neighborhoods to the west and north.
Because the proposed zoning and ODP meet the criteria used to evaluate a zone change, a
recommendation of approval is given for Case No. WZ-16-01 with the conditions listed below.
VIII. SUGGESTED MOTIONS:
Option A: "I move to recommend APPROVAL of Case No. WZ-16-01, a request for approval of
zone change from Residential -One (R-1) to planned Mixed Use Development (PMUD) with an
Outline Development Plan (ODP), on property located at 10001 W. 32nd Avenue for the following
reasons:
1. The property is currently underutilized and the zone change will expand uses and
redevelopment opportunities for the property.
2. There are changed conditions on the Kipling corridor with intensification of use and the
volume of traffic which render the property unsuitable for low density residential use.
3. The proposed zoning provides a logical land use transition between Kipling and the low
density neighborhoods to the west and north.
4.:.; The proposal is consistent with various provisions in the NRS and Envision Wheat Ridge.
5. The proposal meets the zone change criteria.
6. All requirements for an Outline Development Plan have been met.
With the following conditions:
1. Due to a concern for noise, Staff recommends that outside runs be eliminated from the
veterinary clinic listing in both scenarios.
2. The emergency access at the southeast corner of the graphic be eliminated.
3. A note shall be added to the ODP indicating that limitations on hours of operation will be
considered during the SDP process to minimize neighborhood impacts. "
Option B: I move to recommend DENIAL of Case No. WZ-16-01, a request for approval of zone
change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) with an Outline
Development Plan (ODP), on property located at 10001 W. 32nd Avenue for the following reasons:
2.
3."
Planning Commission 12
WZ-16-O 1 /AMOF
Exhibit 1, Letter of Request
Planning Commission 13
WZ-16-O1/AMOF
1101 Bannock Street
Denver. Colorado 80204
303.592.1166
January 22: 2016
Ms. Meredith Reckert. AICD, Senicr Planner
City of Wheat Ridge Community Development
City of Wheat Ridge City Hail
7500 W. 291' Avenue
Wheat Ridge, Colorado 8003:
Re: AMOF Mixed Use Planned Development - Outline Development Plan (ODP)
Dear Ms. Reckert,
J
NOP,P,IS DESIGN
It is our pleasure to submit to you and the Crty of Wheat Ridge this application for an Outline Development Plan
(ODP). The purpose of thus Letter is to introduce the intent of this project and address the requirements as aLwaled in
Outline Development Plan Submittal CheckJ ist.
The property this ODP en ompames ts approximately 22 acres and is located at the northwest comer of W. 32rd
Avenue and Kipling Street within the City of Wheat Ridge. The site is currently zoned R-1 with several exiting
buildings on site. This ODFapplicawn is being submitted in order to rezone the property to expand the allcspble
uses. The proposed zoning would generally continue to allow the uses permitted under the current R-1 zoning, while
also allowing for a limited sekection of non-residential uses such as an event center and other uses commonly
permitted within neighborhood commercial centers. These additional uses proposed as part of this application were
chosen based on their potential viabili*p On the property and compatibility with the surrounding area which includes
mainly residential uses.
While the ODP won't preclude the future redevelopment of the site: it is anticipated that these future uses will utii¢e
the existing structures already on the site.
Zone Change Justification:
The following address the City cfWheat Ridge Zone Change justification:
• The need for rhe zorm charW.
Response: The property is located on a high point and at a highly visible intersection within the City of
Wheat Ridge. The property has several quality buildings already constructed that could be utilized by a
multitude of uses. The current me ring lim its the uses that can use the property thusly the property •curremhy
sits underutilized. Approving this rezoning will permit uses that can use the site'as is` and that are
compatible with the surrounding uses.
• Present and UUre effect on the exesting zone districts, development and physical character of the area.
Response: This ODP appfication will not adversely affect the existing neighboring zone des7icts,
development of the area, or the physical' character of the area. The property has been developed in its
current configuration for many years, without adverse impact to the surrounding comm unity. As Vreously
mentioned, while this zoning wouldn't preclude the redevelopment of the site; it is anticipated that the
property as it is currently comprised, less some accommodations for improvements to the parking area and
enhanced landscaping, wll remain largely unchanged even with the addition of new permitted uses.
Accew to the area, tragi patterns and impact of the requested zone on these factors.
-1-
Planning Commission 14
W Z -16-O 1 /AMOF
1101 Bannock St -eet
Denver. Colorado 30'_'03
303.592.1166
J
N0RJQS DESIGN
Response: Primary vehicular access will be taken via an existing connection to W. 32nd Avenue. This
connection currently exists and future develepmert will work: to increase visibility. Vehicles will utilize this
entrance to gain access to the property and the internal parking provided. A secondary point of access is
currently provided to the site at the comer of W. 32,d Avenwe and Kipling Street This access is for
emergency vehicle access only and iv is anticipated that !Ih is will continue to serve in this capacity in the
future. A Traffic Conformance Letter prepared by Aldridge Transportation is included with this submittal.
This letter shows the traffic impacts of this zone change wil I be minimal.
• Availability of ublii6es.
Response: The site is presently developed with approximately 13,750 sf of buildings, it is the Applicants
understanding that all necessary utilbes are in place to adequately serve the property. At the time of SDP a
more in depth kook will be provided, as requited.
• Present and future effect on public faaities arsd serves, such as fire, police, water, sanitation, roadways,
pans, schools, etc.
Response: Being that site is currently developed and uses proposed have similar, if not the same: impacts
as the existing permitted uses it is antcipa,ed th.a- rio additional adverse impacrs to the public facilities or
services will occur.
A discussion of the relationship between the prvp sat' and adopted land and/or policies of the city_
Response: The City of Wheat Ridge has a diverse offering of residential and non-residential uses that
range from long established to newly redeveloped. This site is no different; with a long established history
within the community it is ripe for an update tc allow i, to continue to thrive and keep up with changing
economic conditions of the City. While not speci tally called out for neighborhood commercial use within the
Envision Wheat Ridge Comprehensive Plan. it does fit the profile of a site that would be appropriate for such
uses. The Envision Wheat Ridge actually accounts for these natural changes. Within the description of
Neighborhood Commercial Centers there is the fsilowing statement `Other centers may occur it the
community over time, particularly along the o+ger neig#vborhoed collector roadways—' Its location at a
prominent intersection and at one of the entrances to VAeat Ridge makes a great opportunity to organically
grow and permit limited non-residen4al uses 1ha, are compatible and complimentary with the existing
surrounding uses and provide overal value to the City of Vk%eat Ridge_
Zone Chance Review Criteria.
Wheat Ridge has several criteria it reviews to ensure iha a rezoning application is in compliance with stated
standards. The Applicant believes that this application meets or exceeds these criteria_ The following details how
these criteria are met.
1. The change of zone promotes the heattta; safe y.. and generac we fare of the community and will not result in
a significant adverse effect on the surrounding a ea.:
Response: The zoning change will continue b-) gen`-. _ �, permit the same uses that currently are permitted
on the property while strategically adding uses tha, compa*le and complimentary to the existing
neighborhood. The Applicant has owned and maim_ -d this property for many years and desires to
continue to be a good neighbor and member of the :: munity. Permitting additional uses will allow for
thriving; tax -producing businesses to remain withm c+ move into the City.
2. The development proposed on Me sect property is not feas,,Ne under any other zone district, and would
require an unreasonable number of variances or wa wem aid can&ons; and
Response: The property being as unique as itis, requires a zoning designation that is equally as unique.
Other zone district designations would permit uses -hat might not be entirely compatible with the
surrounding established community_ The zoning presented with this application took into consideration all
Planning Commission 15
WZ-16-01 /AMOF
1101 Bannock Street
Denver. Colorado $0204 J J
303.S92.1166 NOWS DESiGIN
these factors and worked to create a zoning that would work best within the community.
Adequate infrastructureeftn*Ses are avanable to serve the types of uses allowed by the change of zone, or
the applicant will upgrade and prowde such where they do not exist or are under capacity, and
Response: The property is currently developed with nearly 14,000 sf of buildings. While there is nothing to
preclude the site from being redeveloped, the invent is for the existing buildings to be utilized for the newly
permitted uses. Based on the fact There have been no service issues with current development, the
Applicant doesn't have any reason tc believe dere will be issues moving forward. At the time a future SDR
is submitted further investigation into service availability and the possible of upgrades will be explored, as
required.
At least one (1) of the IWkw mg conditions exists,
a. The change of zone ,is in contbamance, or wIt bring the property into conformance xvth, the City of
Wheat Ridge plan goals, objeolives and policies, and other city -approved po nes
or plans for the area.
b. The existing zone cks kcafion curren6y recorded on the official zoning maps of the City si Krbeat
Ridge is in encu.
c. A change of chara ler in the area has occurred or is occurring to such a degree that 4 is #r the
public interest to encrrwage rederetopnment of the area or to recognize the changing charader of
the area.
d. The proposed remising is necessary in order to provide for a community need that was amt
anticipated at the 9,ne os �_ _ ^';c- -. of the City of Wheat Ridge comprehensive plan.
Response: Condition 'e L :: ; _ character in the area has occurred or is occurring k, such a
degree Mat it is in the p&Vic =rest to encourage redevelopment of the area or to recognize the
changing character of the area.is what this application most closely aligns with. The property has
been zoned for primas y residential uses for a long time, but the most recent uses (group homes,
care centers, etc.i of She prepery are typically considered to align more with commercial uses_ In
addition; the unique character of the site and location at a man intersection that has seen a
dramatic increase in vehicular traffic means this area has changed and the timing is right to allow,
additional, yet limited, non-residential uses that are compatible with the surrounding area and also
allow this prcwy to be utilized to its highest and best use.
The Applicant believes this application meets the standards for approval within the City of Wheat Ridge. . We
appreciate your guidance and look forward to working with you and City of Wheat Ridge through the review process
and the eventual approval of this application. Please feet free to contact me with any questions or concerns.
Sincerely,
Norris Design
Ryan F. McBreen
Senior Associate
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Planning Commission 16
WZ-16-O1/AMOF
Exhibit 3, Zoning Map
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DESCRIPTION
A PARCEL OF LAND IN THE NORTHEAST''/.OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF
THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF
COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST %CORNER OF SAID SECTION 28, THENCE NORTH 59°27'47 WEST 58.14
FEET TO THE POINT OF BEGINNING;
THENCE ALONG SAID RIGHT OF WAY SOUTH 89°20' 22' WEST 366.00 FEET;
DEPARTING SAID RIGHT OF WAY, THENCE NORTH 4°42'38° WEST 116.98 FEET;
THENCE SOUTH 85°55'48' EAST 69.31 FEET;
THENCE NORTH 905'25' EAST 29.04 FEET;
THENCE NORTH 4°35'14' WEST 41.92 FEET;
THENCE NORTH 72°50'07 WEST 20.82 FEET;
THENCE NORTH 22°47'22' EAST 4.12 FEET;
THENCE NORTH 72°53'38° WEST 79.23 FEET;
THENCE NORTH 3°10'22' EAST 161.66 FEET;
THENCE SOUTH 61 °10'38" EAST 161,80 FEET;
THENCE SOUTH 31°42'53' WEST 32.45 FEET;
THENCE NORTH 89°20'22' EAST 63.15 FEET;
THENCE SOUTH 86°10'53' EAST 10.19 FEET;
THENCE SOUTH 48`15'53° EAST 40.70 FEET;
THENCE SOUTH 36°1653' EAST 36.20 FEET;
THENCE SOUTH 76`55'53° EAST 63.00 FEET;
THENCE SOUTH 52°46'13" EAST 98.75 FEET TO A POINT ON THE WEST RIGHT OF WAY OF SOUTH
KIPLING STREET;
THENCE SOUTH 0°12'38" EAST 136.74 FEET TO THE POINT OF BEGINNING, SAID PARCEL CONSISTING
OF 94,295.60 SQUARE FEET OR 2.16 ACRES.
CASE HISTORY
WZ-16-01, MS -14-03, SUP -85-01, SUP -87-06, SUP -88-05, SUP$9-07, SUP -90-05, SUP -91-08, SUP -92-02, SUP -93-04,
SUP -94-02, SUP -95-05, SUP -96-04, SUP -97-02, SUP -98-04, SUP -99-01, SUP -00-02, SUP -01-04.
SURVEYOR'S CERTIFICATE
I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF AMOF PLANNED
MIXED USE DEVELOPMENT WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY
KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUES,
CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID
SURVEY.
(SURVEYOR'S SEAL)
L. KELLEY STEVENSON#38231
AMOF PLANNED MIXED USE DEVELOPMENT
OUTLINE DEVELOPMENT PLAN
A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH,
RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO
VICINITY MAP
OWNER'S CERTIFICATE
THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED
HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN
THIS PLAN, AND MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS OUTLINE DEVELOPMENT
PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT, VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE
PROVISIONS OF SECTION 26-121 of THE WHEAT RIDGE CODE OF LAWS.
MARY PANIC, AMOF PARTNERSHIP
STATE OF COLORADO )
) SS
COUNTY OF )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _DAY OF , A.D. 20
BY
WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES
NOTARY PUBLIC
CITY CERTIFICATION
APPROVED THIS DAY OF 20 BY THE WHEAT RIDGE CITY COUNCIL.
STANDARD NOTES
ATTEST
1. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND
BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE
SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT
APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. CITY CLERK
2. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS.
3. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS.
4. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF LAWS. COMMUNITY DEVELOPMENT DIRECTOR
5. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS,
MAYOR
NORY,IS DESIGN
www.norris-design.com
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 303.892. 11 86
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OWNER:
AMOF PARTNERSHIP
PO BOX 803
INDIAN HILLS, CO 80454
6. ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS WITH EXCEPTION TO THE
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FOLLOWING:
EVENT CENTER USE WILL PROVIDE A PARKING RATIO OF 1 SPACE PER 3 PEOPLE BASED ON MAXIMUM FACILITY OCCUPANCY.
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7. ARCHITECTURAL,SITE, AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE ARCHITECTURAL AND SITE DESIGN MANUAL
PLANNING COMMISSION CERTIFICATION
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USES THAT WILL NOT BE ADVERSE TO THE SURROUNDING LAND USES. THE SITE IS CURRENTLY ACCESSED OFF OF W. 32ND AVENUE.
ILL
W. 32ND AVE
THIS PARCEL IS INTENDED TO BE DEVELOPED UNDER THE STANDARDS SET FORTH BY THIS DOCUMENT AS WELL AS ALL APPLICABLE
JEFFERSON COUNTY CLERK AND RECORDER CERTIFICATION
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OWNER'S CERTIFICATE
THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED
HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN
THIS PLAN, AND MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS OUTLINE DEVELOPMENT
PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT, VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE
PROVISIONS OF SECTION 26-121 of THE WHEAT RIDGE CODE OF LAWS.
MARY PANIC, AMOF PARTNERSHIP
STATE OF COLORADO )
) SS
COUNTY OF )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _DAY OF , A.D. 20
BY
WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES
NOTARY PUBLIC
CITY CERTIFICATION
APPROVED THIS DAY OF 20 BY THE WHEAT RIDGE CITY COUNCIL.
STANDARD NOTES
ATTEST
1. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND
BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE
SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT
APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. CITY CLERK
2. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS.
3. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE CODE OF LAWS.
4. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF LAWS. COMMUNITY DEVELOPMENT DIRECTOR
5. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS,
MAYOR
NORY,IS DESIGN
www.norris-design.com
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 303.892. 11 86
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OWNER:
AMOF PARTNERSHIP
PO BOX 803
INDIAN HILLS, CO 80454
6. ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS WITH EXCEPTION TO THE
FOLLOWING:
EVENT CENTER USE WILL PROVIDE A PARKING RATIO OF 1 SPACE PER 3 PEOPLE BASED ON MAXIMUM FACILITY OCCUPANCY.
7. ARCHITECTURAL,SITE, AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE ARCHITECTURAL AND SITE DESIGN MANUAL
PLANNING COMMISSION CERTIFICATION
(ASDM) AND STREETSCAPE DESIGN MANUAL.
RECOMMENDED FOR APPROVAL THIS_ DAY OF
20_, BY THE WHEAT RIDGE PLANNING COMMISSION.
CHARACTER OF DEVELOPMENT
THE AMOF MIXED USE PLANNED DEVELOPMENT IS INTENDED TO PROVIDE THE CITY OF WHEAT RIDGE WITH AN OPPORTUNITY FOR A
NEIGHBORHOOD COMMERCIAL AMENITY THAT CAN BE UTILIZED FOR A MULTITUDE OF PURPOSES. THE PLANNED DEVELOPMENT WILL
CONTINUE TO PERMIT THE EXISTING R-1 ALLOWED USES OF THE EXISTING ZONING. IN ADDITION, THIS PLANNED DEVELOPMENT WILL PERMIT
CHAIRPERSON
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DATE:
FURTHER USES TO INCLUDE NON-RESIDENTIAL DEVELOPMENT,
01/2212016
THISPLANNED DEVELOPMENT IDENTIFIES TWO LAND DEVELOPMENT SCENARIOS, THE FIRST SCENARIO PROPOSES To USE THE EXISTING
0
08110/2016
STRUCTURES ON SITE AND THE SECOND SCENARIO BEING OVERALL REDEVELOPMENT ON THE SITE. THE PERMITTED USES ARE LIMITED TO
10/10/2016 _
USES THAT WILL NOT BE ADVERSE TO THE SURROUNDING LAND USES. THE SITE IS CURRENTLY ACCESSED OFF OF W. 32ND AVENUE.
0
THIS PARCEL IS INTENDED TO BE DEVELOPED UNDER THE STANDARDS SET FORTH BY THIS DOCUMENT AS WELL AS ALL APPLICABLE
JEFFERSON COUNTY CLERK AND RECORDER CERTIFICATION
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STANDARDS OF THE CITY OF WHEAT RIDGE CODE OF LAWS.
STATE OF COLORADO )
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HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN,
COLORADO, AT O'CLOCK _.M. ON THE DAY OF , 20 A.D., IN BOOK , PAGE_
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OWNER: AMOF PARTNERSHIP
PO BOX 803
JEFFERSON COUNTY CLERK AND RECORDER
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INDIAN HILLS, CO 80254
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SHEET TITLE:
LANDSCAPEIPLANNING: NORRIS DESIGN
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1101 BANNOCK STREET
BY:
DENVER, CO 80204
DEPUTY
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ENGINEER: HCl ENGINEERING
621 SOUTHPARK DRIVE, SUITE 1600
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LITTLETON, CO 80120
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PERMITTED USES (REUSE OF EXISTING STRUCTURES
ANIMAL VETERINARY HOSPITALS AND CLINICS (OUTSIDE RUNS PERMITTED, CREMATION AND
EMERGENCY ROOM PROHIBITED)
ANTIQUE STORES
ART GALLERIES OR STUDIOS
BED AND BREAKFAST HOMES
CAMERA AND PHOTOGRAPHIC SERVICE AND SUPPLY STORES
CARETAKER RESIDENCE
CATERERS
CHURCH
CLINICS AND OFFICES FOR THE RESIDENTIAL COUNSELING AND TREATMENT OF PSYCHOLOGICAL,
SOCIAL, MARITAL, DEVELOPMENT OR SIMILAR CONDITIONS INCLUDING SUBSTANCE ABUSE CLINICS
COMMUNITY BUILDINGS INCLUDING CHURCHES, LIBRARIES, MUSEUMS
DAY CARE CENTER AND PRESCHOOLS (SMALL AND LARGE)
EATING ESTABLISHMENTS, SIT DOWN
EVENT CENTER **
FARMER'S MARKETS
FLORAL SHOPS*
GOVERNMENTAL AND QUASI -GOVERNMENT BUILDINGS AND OFFICES, FIRE STATIONS OR PUBLIC
UTILITY BUILDINGS
GROUPHOME
HAIR, NAIL AND COSMETIC SERVICES
HOLISTIC/HEALING ARTS CENTER
INTERIOR DECORATING SHOPS
MASSAGE THERAPIST
MASSAGE THERAPY CENTER
MORTUARIES (CREMATORIES NOT PERMITTED)
NURSING, ELDERLY AND CONGREGATE CARE HOME
ONE -FAMILY DWELLING
PARKING OF AUTOMOBILES OF CLIENTS, PATIENTS OR PATRONS OF ADJACENT COMMERCIAL OR
NON-RESIDENTIAL USES
PRODUCE STANDS
RESIDENTIAL GROUP AND NURSING HOMES AND CONGREGATE CARE FACILITIES FOR 8 OR FEWER
ELDERLY PERSONS
RESIDENTIAL GROUP AND NURSING HOMES AND CONGREGATE CARE FACILITIES FOR 9 OR MORE
ELDERLY PERSONS
RESIDENTIAL GROUP HOME FOR CHILDREN
RESIDENTIAL GROUP HOME (NO AGE RESTRICTION)
SCHOOLS FOR INDUSTRIAL OR BUSINESS TRAINING, INCLUDING VOCATIONAL TRADE OR
PROFESSIONAL SCHOOLS, COLLEGES AND UNIVERSITIES.
SCHOOLS, PRIVATE (K-12)
SMALL AND LARGE DAY CARE
SOCIAL CLUB
STUDIO FOR PROFESSIONAL WORK OR TEACHING OF FINE ARTS, PHOTOGRAPHY, MUSIC, DRAMA OR
DANCE
URBAN AGRICULTURAL USES
ANY OTHER USE DEEMED CONSISTENT WITH LISTED USES BY THE COMMUNITY DEVELOPMENT
DIRECTOR,
PROHIBITED USES (REUSE OF EXISTING STRUCTURES)
DRIVE -UP OR DRIVE-THROUGH BUSINESSES
OUTDOOR STORAGE
AMOF PLANNED MIXED USE DEVELOPMENT
OUTLINE DEVELOPMENT PLAN
A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH,
RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO
PERMITTED USES (REDEVELOPMENT OF SITE)
ANIMAL VETERINARY HOSPITALS AND CLINICS (OUTSIDE RUNS PERMITTED, CREMATION AND
EMERGENCY ROOM PROHIBITED)
ANTIQUE STORES
APPAREL AND ACCESSORY STORES*
ART GALLERIES OR STUDIOS
BAKERIES, RETAIL*
BICYCLE STORES *
CAMERA AND PHOTOGRAPHIC SERVICE AND SUPPLY STORES
CANDY, NUT AND CONFECTIONARY STORES*
CARETAKER RESIDENCE
CATERERS
CHURCH
DAIRY PRODUCT STORES
EATING ESTABLISHMENT, SIT DOWN
FARMER'S MARKETS
FLORAL SHOPS*
GARDEN SUPPLY STORES*
GIFT, NOVELTY
HAIR, NAIL AND COSMETIC SERVICES
HOBBY AND CRAFT STORE*
HOLISTIGHEALING ARTS CENTER
INTERIOR DECORATING SHOPS
JEWELRY STORE*
MASSAGE THERAPIST
MASSAGE THERAPY CENTER
MEAT, POULTRY OR SEAFOOD STORES*
MULTI -FAMILY EITHER FREESTANDING OR AS PART OF A MIXED USE DEVELOPMENT WITH DENSITY NOT
TO EXCEED 21 UNITS/ACRE
MUSIC STORES*
NEWSSTANDS FOR THE SALE OF NEWSPAPERS, MAGAZINES, ETC.
ONE -FAMILY DWELLING
PARKING OF AUTOMOBILES OF CLIENTS, PATIENTS OR PATRONS OF ADJACENT COMMERCIAL OR
NONRESIDENTIAL USES
PET STORES*
PRODUCE STANDS
SCHOOLS FOR INDUSTRIAL OR BUSINESS TRAINING, INCLUDING VOCATIONAL TRADE OR
PROFESSIONAL SCHOOLS AND COLLEGES AND UNIVERSITIES
SHOE REPAIR SHOPS*
SHOE STORES*
SOCIAL CLUBS
STUDIO FOR PROFESSIONAL WORK OR TEACHING FINE ARTS, PHOTOGRAPHY, MUSIC, DRAMA OR
DANCE
URBAN AGRICULTURAL USES
ANY OTHER USE DEEMED CONSISTENT WITH LISTED USES BY THE COMMUNITY DEVELOPMENT
DIRECTOR.
PROHIBITED USES (REDEVELOPMENT OF SITE)
DRIVE -UP OR DRIVE-THROUGH BUSINESSES
OUTDOOR STORAGE
PERMITTED ACCESSORY USES
ACCESSORY USES ANCILLARY TO RESIDENTIAL PRIMARY USE:
HOME OCCUPATIONS
KEEPING OF HOUSEHOLD PETS
KEEPING OF SMALL AND LARGE ANIMALS CONSISTENT WITH SECTION 26605 AND 606
KEEPING OF BEES CONSISTENT WITH SECTION 26607
PRIVATE RECREATION FACILITIES SUCH AS SWIMMING POOLS AND TENNIS COURTS
ACCESSORY USES ANCILLARY TO CHURCH USE:
NURSERY / DAY CARE
OFFICES
ACCESSORY USES ANCILLARY TO EVENT CENTER USE:
CATERING KITCHEN
BAKERY
DRESSING SUITE
VALET SERVICE
OTHER ACCESSORY USES:
ACCESSORY BUILDINGS (STORAGE STRUCTURES)
PUBLIC/PRIVATE COMMUNICATIONS TOWERS, TELEVISION OR RADIO ANTENNAS
PUBLIC UTILITY LINES AND POLES, IRRIGATION CHANNELS, STORM DRAINAGE AND WATER SUPPLY
FACILITIES
ROOMING AND/OR BOARDING OF NO MORE THAN 2 PERSONS
URBAN GARDENS
WATER TOWERS OR ABOVE GROUND RESERVOIRS
NOTES
*TOTAL BUILDING SPACE DEDICATED TO RETAIL USE NOT TO EXCEED 5,000 SF
`*EVENT CENTER FACILITY DEFINED AS A USE THAT IS LOCATED ON PRIVATE PROPERTY, THAT
FUNCTIONS PRIMARILY TO PROVIDE A FACILITY FOR ANY TYPE OF SOCIAL OR PROFESSIONAL
GATHERING AND CONSISTING OF MULTIPURPOSE MEETING SPACE AND/OR RECREATIONAL
FACILITIES, OUTDOOR GATHERING/CEREMONY SPACES, ON-SITE PARKING, BRIDEGROOM DRESSING
SUITES, CATERING KITCHEN AND/OR BAKERY, AND SUPPORT OFFICES, THAT ARE AVAILABLE FOR
USE BY VARIOUS GROUPS FOR SUCH ACTIVITIES AS PUBLIC ASSEMBLIES, MEETINGS, PRIVATE
MEETING, PARTIES, WEDDINGS, RECEPTIONS, AND DANCES. THE EVENT CENTER USE SHALL
PROHIBIT THE OUTDOOR AMPLIFICATION OF MUSIC BUT SHALL ALLOW THE USE OF MICROPHONES
DURING CEREMONIES/EVENTS.
NOIPIS DESIGN
www.nords-design.com
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 301892. 11 86
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1
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EXISTING
`�• , BUILDING
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AMOF PLANNED MIXED USE DEVELOPMENT
OUTLINE DEVELOPMENT PLAN
A PARCEL OF LAND SITUATED IN THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 3 SOUTH,
RANGE 69 WEST OF THE STH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO
R-1
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EXISTING'�`a
BUILDING
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■ BUILDING
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EXISTING
EXISTING ACCESS TO �— ---- � ■` WILDING
BUILDING 1 (ACCESS �\ ■ i 5
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PARKING AREA047
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ACCESS POINT W. 32ND AVENUE
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— EXIS-I!ING
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NORTH SCALE -1" = 30'
DEVELOPMENT STANDARDS FOR EXISTING CONDITIONS
EXISTING
COVERAGE(%)
EXISTING
COVERAGE(SF)
PROPOSED PROPOSED
COVERAGE(%) COVERAGE (SF)
BUILDING COVERAGE
12.2
11,554
25.0 MAX.
23,753
LANDSCAPED COVERAGE
64.7
61,054
25.0 MAX.
23,753
PARKING, DRIVES AND HARD
SURFACES
23.0
21,687
50.0 MAX.
46,789
TOTAL
100.0
94,295
100.0
94,295
BUILDING HEIGHT
24' MAX.
1 35' MAX.
1 35' MAX. 1
35' MAX.
DEVELOPMENT STANDARDS FOR
REDEVELOPMENT CONDITIONS
PROPOSED PROPOSED
COVERAGE (%) COVERAGE (SF)
BUILDING COVERAGE 20.0 MAX. 18,985
LANDSCAPED COVERAGE 20.0 MAX. 18,985
PARKING, DRIVES AND HARD 60.0 MAX. 56,577
SURFACES
TOTAL 100.0 94,295
BUILDING HEIGHT 35' MAX. 35' MAX.
EXISTING STRUCTURES
BUILDING GROUND FLOOR AREA (SF)
1 2771
2 189
3 4702
4 1685
5 932
6 1275
FOR REDEVELOPMENT, DESIGN STANDARDS SHALL FOLLOW THE STANDARDS OF THE STRAIGHT
ZONE DISTRICT WHICH MOST CLOSELY MATCHES THE PROPOSED USES, INCLUDING THE
REQUIREMENTS SPECIFIED IN THE ARCHITECTURAL AND SITE DESIGN MANUAL (ASDM) AND AS
DETERMINED BY THE COMMUNITY DEVELOPMENT DIRECTOR. AN EXAMPLE OF THIS COULD BE A
COMMERCIAL REDEVELOPMENT WITH SERVICE, OFFICE AND RETAIL WHICH WOULD FOLLOW THE
DEVELOPMENT STANDARDS SPECIFIED IN THE RC ZONE DISTRICT AND THE ASDM.
NOTE: THE EXISTING STRUCTURES ON SITE SHALL BE CONSIDERED LEGAL NON -CONFORMING
FOR SETBACKS. ANY NEW BUILDINGS AND/OR EXPANSIONS OF EXISTING STRUCTURES MUST
MEET THE SETBACK REQUIREMENTS OF THE R-1 ZONE DISTRICT.
NOF,kiS DESIGN
www.nords-design.com
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 303.892. 11 86
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OWNER:
AMOF PARTNERSHIP
PO BOX 803
INDIAN HILLS, CO 80454
Z DATE:
O - 01/22/2016-
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Exhibit 4, ODP document
Planning Commission 19
WZ-16-01 /AMOF
io
Upper level — Looking north toward south side of Building 4
Upper level — Looking northeast towards west side of Building 5
Planning Commission 21
WZ-16-O l /AMOF
Upper level — Looing southeast at original entrance to property at 32°d/Kipling intersection
Upper level — Looking south towards 32nd Avenue
Planning Commission 22
WZ-16-O1/AMOF
Upper level — View looking west across parking lot — Building 3 to the right
Upper level — View looking northwest from rear yard of Building 3
Planning Commissio 23
WZ-16-O 1 /AMOF
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Planning Commission
WZ-16-O 1 /AMOF
Looking west towards path between upper and lower levels
27
Exhibit 5, Neighborhood Meeting Recap
4 -
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-NEIGHBORHOOD IIiEET NG NOTES
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,�ttena;ng-stiff -- --. ---- -
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; Meredi$t eertt; ea>ior Fl�rier
PwpW%, Sqw-= F"outge*
Zack Wallace. Plmnnin-£' Tedminlm.
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---------------------Neighl�rhaods-----
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Existing Site Conditions:
The property is located at the northwest corner of West 32'd Avenue and Kipling Street and listed under
two addresses. 10001 W. 320d Avenue and 32150 Hillside Drive. The I= , - is currmtly zoned
R s dential-One (R-1). Under special use permits. the property- had beim utilized as a group home for
children, and an adolescent psychiatric treatment facility: throughout the past 30 years. The facility
ceased tr.. function in 2013.
The property is surrounded by the Residential -One zone district. On the opposite (southeast) corner of
32d Avemue and Kipling Street is Crown Hill Park
There are four parcels that make up the property and may be part of thiis land use application..
summarized in the table and map below:
msp
PL.*
Propem, Address*
PwpW%, Sqw-= F"outge*
4
A
39 7.8I-00-030
10001 64.32" Avaue
74.935
AMOF Pz=ers?:ip
B
39-291-OD423
1250 Hillside Drive
16,988
2419ny aid Alm P sri :
C
3P-2:81-40 029
-'_40 Hillside Drive
7,47.1
Maly. arsd Aiic P-ir
D
39-2191-0".19
Va=
546
AMCF Pmiumshir
*DWa rim Lhe meson CoL'n11 Accsssor
Planning Commission 28
WZ-16-O 1 /AMOF
The four parcels tDtal 99.,91d square feet (21.3 acres). According to the Jefferson County A:ccessor the
butldines an the site v,ere canstructed at various times beween 1935 and 1952.
While this re -zoning prc.•posal has been prompted by the desire for an event cater in the main structure.
it is passible that iv. the future; other buildings and parcels may be utilized in the center. It - ould be im
the best interest of the applicant to include all parcels in the rezoning; especially- considering the pending
ApplicantlOwaerPreliminary Proposal:
The applicant is proposing to rezone the property- to a Planned Need Use Development TMUD ). iD
order to allow m e^�-ent cater to operate an the premises. Additionally, this zone district wial provide the
property with flemlilit*; tc., accommodate a range of uses in the future as a prevents a measure if the
event center is not suc�sful. The history of this property having a yearly rene%-ed special use permit in
a residential zone district was not desirable for the ovLner. and she does not —uh to restrin her propem,-
With a similarly restrictive single -use zoning.
The applicant states that the site would potentially accommodate various events including p xvzte
parties, wedding ceremonies, memorials, celebrations, film and music discovery, art exhibits., small
music perfmrmmm. corporate and civic meetmes, semmars. day retreats; and moble fund raisers. It
is estimated. that 3-5 events per week would be held, with no overnight activity. No event services. such
as event plarmers. caterers, and photographers would be based on site; but would rather be contracted
through venders.
Currently, no additi:ans. to the stru=e are proposel only, renovatians and modif cations. Any additions
will be considered at a later date.
The applicant intends an meetme the parking and landscaping requirements. A. dv il. euginerer is wort ing
on a plan to accommodate parking, and the misting landscaping %-.-M be enhanced.
Planning Commission 29
WZ-16-01/AMOF
The Mowing is a summary of the neighborhood meeting:
• In addition to the applicant and staff. Kathy Fjj== was in attendaoc,e as an employee of the
AIyJOF Partnership. Eight members of the public attended the nei;ekbrxhormd meeting: Phyllis Keith;
Judv Swank. Stan & Kathy , Jeffiy Vie: Rosa. & Daniiel Fy;;5Te and Cel -&21'4
.
• Five neighbors came from the Overlook Estates subdivision. north of the site. Three neighbors carne
from the Paramount Park subdivision. south of the site.
• Staff dia, cussed the site,, some brief history. and the current zoning.
• The applicant described her history with the propem-, and the forma use of the property, as well as
ho -,.7 she had attired at this point after ha<ing several people look art the WyZ this proposed
event center appeared to be the most compatible.
• The applicant described the proposed event center use as well, and her desire as the owner of the
propra t-: to retain the buildings as they are currently.
• Nlembers of the public asked many questions regarding zoning,, land use.: special use permits.
plmned development parking; and traffic. These questions are det2.ed belmz.
• The members of the public were informed of their opportunity tr, make comments during the proces s
end -:A the public hearing,. if required.
I'he Mowing issues were discussed regarding the zone change request and proposed land use:
• Where vrM the parking go?
Parkes wdl be along rhe fence fronting 32'''' Avenue.. Ail parkrg wZ be conamd wAin dw
corgi o,, vw properity. Thare is the option of remm ing the barnj"t" adAmnalparking but that
�r4;u awo be neem for a retention pond
• Vbit wi11 be the occupancy Level?
The occirparacv level will be based on the number ofparkine zpvarm abk ,nft on row sisii_ If
occapaw y ser by, the Fire Department is higher than the occarq awj per r& .raimber ofparking
spvvaccca; able w be provided the occt pant will debult to rho number q��^�r.�.g
• Would you [Mary Panio] be the scheduler'manager"
ff, zix wnanu hire me, then eyes. Most have asked me to stns= on _,se logisrical
• Are you going to sell or rent out the property"
• D the event renter people have a business currently"
No viny ab not but all the people bvohed have ogwienca M- rha *, Sd
• They don't think- there are any issues with the property as an event renter:'
76, ev ne from engineers to the event planners hoo been v ° exf wd aaadponTrie about
arcing rhk space as an event center.
• Usually w, eddings have alcohol, so alcohol will be allowed on the site?
Meurki2n.—_ and ocher event; tpicalh• have alcohol mailabk, a—romyaa' be ,rr Nuw ad. bar managed
by Me ei ne plarnners for each event
• The zoning vrill allow alcohol on the property? From a wedding event up to a fall bar"
'4lerea:s .".: ;ere explained the Planned Development zoning cry' re:rat friars a maairiond
srrai Gg .a dLl v,ict With a Planned Development zoW TSW can Wr &a n rh&-e .kms of
r€,szr5 z _.%W, catch cn akohoI onhy for evens. Akohol will YkeA- be albwad'Xplf-rr of an even
onh; not allowed as part of the properly-
• If you sa what happens to zoning
The zonft zwys with the property- If the buyers want tv do :omezkrq r x r .nor a`eaaMad in the
P�anmd Deizlopmenr zoning; thryy will need to rezone.
• .ticse Ordinance
Planning Commission 30
WZ-16-O 1/AMOF
Disturbing rhe jgwe orae % bem•een the hours of Ilpm and %am_ We wouldwam m ware
certain prooL-*Lamara' co rroL mw the Planned Development regarding noise issue..
• Will you be shuttling hundreds of people m for events?
A'o, onh What we can t wvith the parkin.
• Traffic Control — concern over high traffic; impacts on already busy and dangerous 3.216
Avenue -Kipling Street intersection; concern for bicyclists and pedestrians.
'Wredtth Reckerr --=d that the Cir= would likely= want to see a rra ac impact steertifir rhtt e
same concerns_ Man- Panire ztatiea'tnat am, use of the site would increase traft.
• Will parking along 32-I Avenue? It would block the bicycle lane.
No, the Citi would nvz aJ,ow arnv parking along 32' Avenue or Kipling 5zreer
• Many residents stated concern over the change m zoning. but do not oppose the proposed use.
pile occupawy 4n el w•;i., be based on rhe number of parking space„ able to fir on the zine �F
occupann set jh' t+ar -e Department iv higher than the occupang per the nwmber ofparkmg
space able o bepimkaW tine occupann will default to the number ofparking cpeaces_
• Lease terms
J\:ot sure ofajDi,&, ng , &!r..jj thx zoning is in place_
Makku-
• Will parking spy o, er inm Hillside Derive'
We cannot control Aar Hd,,'z i* Drive is a publsc street
• W,e like that the propeR* is zoned Residential, why can't the event center be approved under a
special use permit rather than a zone change.
Speck' U,-ePem= are omi- mvi4zble for certain was within each zona; ditiract pvenr rzwuz
are nor wizi ir. the _aaahnaar special "s permit realm_
• Concern: music bhring dcmmthe hill into backyards and homes.
The planners and, cu.,nm- ofrhe propero: will dictate these issues_ The concern k a' ir.liw.�a
underst d. Thin- k zomerhingwe can control by putting reguketxonz andsripulataom mw rk,.
event contract_
Aside from the eight neighbcn at the meting. staff received a call during the Meek prior to the m.etting
from a neighbor who ,vzited to, express some concerns but would be out of town during the
neighborhood me,-=.
Melody N — 62 HMside Drive
-Ids- wx concerned with dw commercial nature of this use_ She stataad the preriou:
two uses proposed (a group home lir chikb•en, and a group home for women) were more m, ,,mx
With the re:A*nd2; characw of dzee area; however, the event center does not Other cvmerm
included rlae lwk rip -w -1n? on zhe si &E for large events, late ni�!ht parties with loud mu:ir, and
delivery trnackv aidNkT, tri tan the area lds. Vt .s stated that a commercial operanor, or,
the properq warm nor zomething thn- considered when then moved in across the sneer.
Planning Commission 31
WZ-16-O 1 /AMOF
Planning Commission
WZ-16-O 1 /AMOF
l%
Exhibit 6, Sign -in sheet
December 21, 2015 — 6 PM
Neighborhood Meeting
10001 W. 32"d Avenue
Zone change from Residential -One (R-1)
to Planned Mixed Use Development (PMUD)
PLEASE PRINT
Address
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Planning Commission 33
WZ-16-O 1 /AMOF
Exhibit 7, Other correspondence
Meredith Reckert
From: john bernhart <jbernhart@comcast.net,
Sent: Tuesday, October 11, 2016 1148 AM
To: Meredith Reckert
Subject: Zoning change application for 32nd and Kipling
Follow Up Flag: Follow up
Flag Status: Flagged
Meredith,
Thank you for taking my call this morning. While I am strongly supportive of personal property rights, I have some traffic
safety concerns with respect to the proposed zoning change for the northwest corner of 32nd and Kipling should it
result in an increase in vehicular traffic to and from that site. This is already one of the most dangerous intersections in
the city with both southbound and eastbound traffic approaching the intersection at the crest of a hill with limited
visibility. With access to the property only a few yards from this intersection from the one westbound lane, I am
concerned that traffic turning onto W. 32nd from the north, south, or east could back up into the intersection when
someone enters or exits the property. The problem is exacerbated by t he fact that the light on 32nd for westbound
traffic only allows a few cars through at a time and frustrated drivers push the envelope and those traveling north on
Kipling who turn west on 32nd accelerate to do so to avoid the southbound traffic which is hidden from their view by
the hill. Perhaps the city's transportation planners can come up with some solutions. If not, 1 encourage the city to, at a
minimum, restrict usage of this property during rush hours.
While I now live just west of the city off of 32nd, I previously lived in Wheat Ridge and served on the Board of
Adjustment under Tom Abbott in the 90's. One of the variance applications we considered was a wall for the southwest
corner of this intersection. Our primary concern was that visibility of Kipling for those traveling east on 32nd not be
diminished. Even then, this corner was a concern.
Thank you for affording me the opportunity to comment.
John Betnhart
Planning Commission 34
WZ-16-O 1 /AMOF
Meredith Reckert
From: john bernhart <jbernhart@comcast.net>
Sent: Tuesday, October 11, 2016 11:48 AM
To: Meredith Reckert
Subject: Zoning change application for 32nd and Kipling
Follow Up Flag: Follow up
Flag Status: Flagged
Meredith,
Thank you for taking my call this morning. While I am strongly supportive of personal property rights, I have some traffic
safety concerns with respect to the proposed zoning change for the northwest corner of 32nd and Kipling should it
result in an increase in vehicular traffic to and from that site. This is already one of the most dangerous intersections in
the city with both southbound and eastbound traffic approaching the intersection at the crest of a hill with limited
visibility. With access to the property only a few yards from this intersection from the one westbound lane, I am
concerned that traffic turning onto W. 32nd from the north, south, or east could back up into the intersection when
someone enters or exits the property. The problem is exacerbated by the fact that the light on 32nd for westbound
traffic only allows a few cars through at a time and frustrated drivers push the envelope and those traveling north on
Kipling who turn west on 32nd accelerate to do so to avoid the southbound traffic which is hidden from their view by
the hill. Perhaps the city's transportation planners can come up with some solutions. If not, I encourage the city to, at a
minimum, restrict usage of this property during rush hours.
While I now live just west of the city off of 32nd, I previously lived in Wheat Ridge and served on the Board of
Adjustment under Tom Abbott in the 90's. One of the variance applications we considered was a wall for the southwest
corner of this intersection. Our primary concern was that visibility of Kipling for those traveling east on 32nd not be
diminished. Even then, this corner was a concern.
Thank you for affording me the opportunity to comment.
John Bernhart
CITY OF WHEAT RIDGE
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
NOTICE IS HEREBY GIVEN that a Public Hearing to consider Case No. WZ-16-01 an
application filed by AMOF Partnership for approval of a zone change from Residential -One
(R-1) to Planned Mixed Use District (PMUD) with an ODP for property located at 10001 W.
32nd Avenue will be held in the Council Chambers of the Municipal Building at 7500 W. 29`1'
Avenue, Wheat Ridge, Colorado, on October 20, 2016 at 7:00 p.m. All interested citizens
are invited to speak at the Public Hearing or submit written comments.
LEGAL DESCRIPTION:
A PARCEL OF LAND IN THE NORTHEAST'/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF
THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF
COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST''/4 CORNER OF SAID SECTION 28, THENCE NORTH 59027'42" WEST 58.14
FEET TO THE POINT OF BEGINNING;
THENCE ALONG SAID RIGHT OF WAY SOUTH 89020'22" WEST 366.00 FEET;
DEPARTING SAID RIGHT OF WAYY, THENCE NORTH 4042'38" WEST 116.98 FEET;
THENCE SOUTH 85055'48" WAST 69.31 FEET;
THENCE NORTH 9005'25" EAST 29.04 FEET;
THENCE NORTH 4035'14" WEST 41.92 FEET;
THENCE NORTH 72050'02" WEST 20.82 FEET;
THENCE NORTH 22047'22" EAST 4.12 FEET;
THENCE NORTH 72053'38" WEST 79.23 FEET;
THENCE NORTH 3010'22" EAST 161.66 FEET;
THENCE SOUTH 61°10'38" EAST 161.80 FEET;
THENCE SOUTH 31042'53" WEST 32.45 FEET;
THENCE NORTH 89020'22" EAST 63.15 FEET;
THENCE SOUTH 86010'53" EAST 10.19 FEET;
THENCE SOUTH 48015'53" EAST 40.70 FEET;
THENCE SOUTH 36015'53" WAST 36.20 FEET;
THENCE SOUTH 76055'53" EAST 63.00 FEET;
THENCE SOUTH 52046'13" EAST 98.75 FEET TO A POINT ON THE WEST RIGHT OF WAY OF SOUTH
KIPLING STREET;
THENCE SOUTH 0012'38" EAST 136.74 FEET TO THE POINT OF BEGINNING, SAID PARCEL CONSISTING
OF 94,295.60 SQUARE FEET OR 2.16 ACRES.
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J J J J
NOKKIS DESIGN
Plaming I Landscape Archdecture I Project Promotion
October 10, 2016
City of Wheat Ridge
Meredith Reckert
7500 W. 291h Ave
Wheat Ridge, CO 80033
Re: AMOF Planned Mixed Use Development— Response to 1St Referral Comments
Dear Ms. Reckert,
Enclosed herein is the third submittal for AMOF Mixed Use Planned Development. The comments that were provided
to us on September 21st have been addressed and are included with this letter.
Please feel free to contact me directly should you have any other comments, questions and/or requests for additional
information. We look forward to working with the City of Wheat Ridge to make this project a success.
Sincerely,
Norris Desian
Allison Wenlund
Planner
J J J J
NOKKIS DESIGN
Planning j landscape Architecture I Project Promotion
SHEET 1
1. In the case history box, correct the designation for SUP -90-05.
Response: The error in the case history box has been corrected.
SHEET 2
1. Replace the Development Standards table shown with Staff's Development Standards for Existing and
Proposed Conditions. Please note that the information included was based on some very general
assumptions regarding existing building coverage and minimum landscape coverage. Feel free to modify
these numbers to more accurately represent existing conditions and redevelopment scenarios.
Response: The Development Standards tables have been revised to match the proposal by staff.
2. An additional access point to 32nd Avenue provides access to Building 1. A portion of the access drive
extending north crosses property not owner by the applicant. Please show this access and indicate how it
will be tied into the existing development. Provide a copy of the access agreement allowing access across
the neighbor's property.
Response: There is a non-exclusive access easement provided via the deed for this property. A
copy of this is included with this resubmittal. Additionally, per your redline note, there is no third
access drive off of 32nd Avenue. There is a parking area that comes off of the access easement road
to Building 1, but it does not connect through to 32°d Avenue.
3. Please remove the emergency access to the southeast corner of the property.
Response: The emergency access located at the southeast corner has been removed.
4. Remove the reference to R-3 development standards because in the R-3 zone district, density limitation is
12 units per acre instead of 21 which may be confusing.
Response: The example referencing the R-3 zone district on page 3 has been removed.
ITEMS OF CONCERN:
It has been indicated that much of the event center activity will occur on the rear of the existing structure
which overlooks a low density residential neighborhood. Concern was expressed at the neighborhood
meeting as to impacts to the neighborhood — particularly noise. What assurances can be offered that
impacts can be mitigated?
Response: The applicant has confirmed that the outdoor gathering space on the property will be
used primarily for ceremony type events. It is the intent that the reception portion of events will be
held within the building thus mitigating impacts of noise to the adjacent property owners. We have
added to the existing note regarding the Event Center Use, that outdoor amplification of music is
prohibited and that the use of microphones for ceremony/event purposes is allowed.
ENGINEERING COMMENTS:
1. The trip generation letter, dated June 29, 2016 from Aldridge Transportation Consultants, LLC, provides
limits for the various kinds of development that are shown on the ODP that would trigger the need for a full
-2-
1101 Bannock Street I Denver, CO 80204 www.norris-desi n.com
.)j -)J
NOIZIZIS DESIGN
Planning I Landscape Architecture I Prcject Promotion
traffic study. For now, this letter will be sufficient. If a proposal moves forward that exceeds the limits, then a
full traffic study will be required.
Response: Noted, thank you. The applicant is aware that future development may trigger a traffic
study to be conducted.
-3-
1 I 41 r' City of
�
Wheat(
COMMUNITY DEVELOP;ENT
City of Wheat Ridge Municipal Building 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
LETTER NOTICE
(As required pursuant to Code Section 26-109.1))
October 5, 2016
Dear Property Owner / Current Resident:
This is to inform you of Case No. WZ-16-01, an application filed by AMOF Partnership for
approval of a zone change from Residential -One (R-1) to Planned Mixed Use District (PMUD)
with an ODP for property located at 10001 W. 32nd Avenue. This request is scheduled for public
hearing in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The
schedule is as follows:
Planniny, Commission October 20, 2016 (a) 7:00 p.m.,
City Council December 12, 2016 (ii 7:00 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments. If you have any questions or desire to review any plans, please
contact the Planning Division at 303-235-2846.
Thank you,
City of Wheat Ridge Planning Division
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. Ifyou need inclusion assistance, please call Carly Lorentz, Assistant to
the City Manager, at 303-235-2867 at least one week in advance of the meeting.
www.ci.w heatridge.co.0 s
a
�� .' JAS, _ . - ` y. .. {' ► { �
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5280 RENTAL PROPERTIES LLC A M O F PARTNERSHIP WARD JAMES E
1280 SOLANA DR PO BOX 803 3320 KLINE ST
DENVER CO 80229 INDIAN HILLS CO 80454 WHEAT RIDGE CO 80033
BENSON GERALD A
2635 S LAMAR WAY
LAKEWOOD CO 80227
COURY GLENN COURY ANNY B
10088 W 32ND AVE
WHEAT RIDGE CO 80033
BRYCE FAMILY TRUST THE
10250 W 33RD AVE
WHEAT RIDGE CO 80033
DUFFY GLORIA JEAN
10160 W 33RD AVE
WHEAT RIDGE CO 80033
HOWARD JACK E SERAFINI KAREN L
FELKER GLENNA ROSE HOWARD JACK E
11421 RANDOM VALLEY CIR 720 CORPORATE CIR Unit R
PARKER CO 80134 GOLDEN CO 80401
KEITH PHYLLIS E
10220 W 33RD AVE
WHEAT RIDGE CO 80033
KULLMAN DAVID B KULLMAN
KATERI R
10270 W 33RD AVE
WHEAT RIDGE CO 80033
MALEY CECELIA M
3195 KIPLING ST
WHEAT RIDGE CO 80215
MC KELVEY KAY LYNN
9889 W 32ND AVE
WHEAT RIDGE CO 80033
PANIO ALEX M JR PANIO MARY
KRUSE
PO BOX 803
INDIAN HILLS CO 80454
KINLOCH KEITH C KINLOCH JESSICA
D
10235 W 33RD AVE
WHEAT RIDGE CO 80033
LEMONS JERRY C LEMONS PHYLLIS
E
10195 W 33RD AVE
WHEAT RIDGE CO 80033
MASCARENAZ JAMES DANIEL
MASCARENAZ MELODY H
62 HILLSIDE DR
WHEAT RIDGE CO 80215
MEGANCK MICHAEL ROBERT
MEGANCK NICOLE MICHELLE
60 HILLSIDE DR
WHEAT RIDGE CO 80215
PANIO ALEX M JR PANIO MARY
KRUSE
3250 HILLSIDE DR
WHEAT RIDGE CO 80033
CARVALHO ANTHONY J III
P O BOX 480733 TA
DENVER CO 80248
ENCINAS MICHELLE SHINN
45 SKYLINE DR
WHEAT RIDGE CO 80215
JEFFERSON COUNTY
100 JEFFERSON COUNTY PKWY
GOLDEN CO 80419
KONIZ STANLEY B KONIZ KATHERN
M
10100 W 33RD AVE
WHEAT RIDGE CO 80033
LOTT JEFFREY A LOTT DELLENE RAE
3335 KLINE ST
WHEAT RIDGE CO 80033
MC ALEER TERRANCE M MC ALEER
ANN M
3245 IRIS CT
WHEAT RIDGE CO 80033
MONTONY RUTH J
3280 KIPLING ST
WHEAT RIDGE CO 80033
PETERS JOEY CARLISLE PETERS
SUSAN JEAN
43 SKYLINE DR
WHEAT RIDGE CO 80215
PORSI REVA M RYAN TARA A SOMERVILLE RICHARD K
10120 W 32ND AVE 49 SKYLINE DR 47 SKYLINE DR
WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80215 WHEAT RIDGE CO 80215
STORVIK STEVEN STORVIK ANETA TALARSKI TAM K
59 HILLSIDE DR 11189 W TENNESSEE CT
WHEAT RIDGE CO 80215 LAKEWOOD CO 80226
City of
Wh6atP,ijidge
POSTING CERTIFICATION
CASE NO. WZ-16-01/
Fountain on the Ridge
PLANNING COMMISSION / HEARING DATE: October 20, 2016 at 7:00 PM
I, AIIISOn Wentund
(name)
residing at 19 U 9 S. Mar i Pi S+.nVer, C 0 6 0 a-10
(address)
as the applicant for Case No. WZ-16-01 hereby certify that I have posted the Notice of
Public Hearing at 10001 W. 32nd Avenue
(location)
on this Lot"" day of 0 G t o b e r and do hereby certify that said sign has been
posted and remained in place for fifteen (15) days prior to and including the scheduled
day of public hearing of this case. The sign was posted in the position shown on
the map below.
Signature: 11 �{ j
NOTE: This fonn must be submitted at the public hearing on this case and will be placed in the
applicant's case file at the Community Development Department.
MAP
Site
City of
`J`I heat �idge
PUBLIC POSTING REQUIREMENTS
One sign must be posted per street frontage. In addition, the following requirements
must be met:
■ The sign must be located within the property boundaries.
■ The sign must be securely mounted on a flat surface.
■ The sign must be elevated a minimum of thirty (30) inches from ground.
■ The sign must be visible from the street without obstruction.
■ The sign must be legible and posted for fifteen (15) continuous days prior to and
including the day of the hearing [sign must be in place until 5pm on October 20„
2016].
It is the applicant's responsibility to certify that these requirements have been met and
to submit a completed Posting Certification Form to the Community Development
Department.
City of
i��Wh6atl,�dge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29'x' Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
September 19, 2016
Allison Wedlund
Norris Design
1101 Bannock Street
Denver CO 80204
Dear Ms. Wedlund:
This letter is in regard to the request for approval of a zone change from Residential -One (R-1) to
Planned Mixed Use District (PMUD) for property located at 10001 W. 32nd Avenue. The second
submittal has been reviewed. The following are comments regarding this submittal.
SHEET ONE
1. In the case history box, correct the designation for SUP -90-05.
SHEET TWO
1. Replace the Development Standards table shown with Staff s Development Standards for Existing
and Proposed Conditions. Please note that the information included was based on some very
general assumptions regarding existing building coverage and minimum landscape coverage. Feel
free to modify these numbers to more accurately represent existing conditions and redevelopment
scenarios.
2. An additional access point to 32nd Avenue provides access to Building 1. A portion of the access
drive extending north crosses property not owned by the applicant. Please show this access and
indicate how it will be tied into the existing development. Provide a copy of the access agreement
allowing access across the neighbor's property.
3. Please remove the emergency access to the southeast corner of the property.
4. Remove the reference to the R-3 development standards because in the R-3 zone district, density
limitation is 12 units per acre instead of 21 which may be confusing.
ITEMS OF CONCERN:
Impacts
It has been indicated that much of the event center activity will occur on the rear of the existing structure
which overlooks a low density residential neighborhood. Concern was expressed at the neighborhood
meeting as to impacts to the neighborhood — particularly noise. What assurances can be offered that
impacts can be mitigated?
The following are referral responses from outside agencies.
Wheat Ridge Public Works: See attached comments from Mark Westberg dated September 16, 2016
OTHER ITEMS OF NOTE:
1. This case is scheduled for Planning Commission public hearing on October 20, 2016. Posting
signs will be available for pick-up the week of October 3 and must be posted no later than October
6. The staff report for the Planning Commission meeting will be available for distribution by
October 14. Please have resubmittal documents turned into this office no later than October 10.
www.d.wheatridge.co.us
2. The zone change process includes a first and second reading in front of City Council. Using the
zone change calendar standard schedule, these dates would be November 14, 2016, for the first
reading and December 12, 2016 for the public hearing. If any of these dates are a problem, please
let me know.
This concludes the summary of comments. Please address each of these comments by revising the
drawings accordingly and submit two hard copies of the Outline Development Plan and an electronic
copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and
shx files, etc. of all documents. If there are other of your team members who need copies of these
comments, please forward this correspondence to them directly.
If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848.
Sincerely,
`v
Meredith Reckert, AICP
Senior Planner
2
Meredith Reckert
From:
Mark Westberg
Sent:
Friday, September 16, 2016 4:12 PM
To:
Meredith Reckert
Cc:
Dave Brossman
Subject:
Panio
Follow Up Flag: Follow up
Flag Status: Flagged
Meredith
The trip generation letter, dated June 29, 2016 from Aldridge Transportation Consultants, LLC, provides limits for the
various kinds of development that are shown on the ODP that would trigger the need for a full traffic study. For now,
this letter will be sufficient. If a proposal moves forward that exceeds the limits, then a full traffic study will be required.
Also, the emergency access at the SE corner of the site needs to be removed.
Mark A Westberg, PE, CFM
Projects Supervisor
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2863
Fax: 303-235-2861
www.ci.wheatridge.co.us
City of
t Rig ge
1�9puxs
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named
above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is
prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original
message from your computer, and any network to which your computer is connected. Thank you.
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Development Standards for Existing conditions
The red numbers were extrapolated using the building coverage provided.
The blue numbers were my best guess using a 25% minimum landscaped coverage
Development Standards for Redevelopment conditions
Existing
Coverage - %
Existing
coverage — SF
Proposed
Coverage - %
Proposed
Coverage - SF
Building
coverage
12.2%
11,554 SF
25% maximum
23,753 SF
Landscaped
coverage
64.7%
61,054 SF
25% minimum
23,753 SF
Parking, drives
and hard surfaces
23.0%
21,687 SF
50% maximum
46,789 SF
Total
100%
94, 295 SF
100%
94,295 SF
Building Height
24' Max
35' Max
35' Max I
35' Max
The red numbers were extrapolated using the building coverage provided.
The blue numbers were my best guess using a 25% minimum landscaped coverage
Development Standards for Redevelopment conditions
The blue numbers were my best guess using a 20% minimum landscaped coverage.
Proposed
Coverage - %
Proposed
Coverage - SF
Building
coverage
20% maximum
18,985 SF
Landscaped
coverage
20% Minimum
18,985 SF
Parking, drives
and hard surfaces
60% maximum
56,577 SF
Total
100%
94,295 SF
Building Height
35' Max
35' Max
The blue numbers were my best guess using a 20% minimum landscaped coverage.
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09985
John M.W. Aldridge, PE, PTOE, AICP
Colorado Registered Professional Engineer
Professional Traffic Operations Engineer
American Institute of Certified Planners
June 29, 2016
Ms. Mary Panio
mkpanio@gmail.com
RE: Second Trip Generation Letter
NWC 32"d/Kipling, Wheat Ridge, CO
Dear Ms. Panio:
Engineering
1082 Chimney Rock Road
Highlands Ranch, CO 80126
Tele: 303-703-9112
Fax: 303-703-9152
Mobile: 303-594-4132
Email: john cDatceng.com
Pursuant to your request, I have reviewed the potential trip generation from uses other than the
proposed events center that would be allowed on the property. The purpose of this letter is to
determine if a full Traffic Impact Study would be required by the City of Wheat Ridge and/or the
maximum quantity allowed prior to triggering the need for a full traffic study.
PROJECT DESCRIPTION
Based on the information you have provided, you are planning on a reuse of an existing property
located on the northwest corner of 32"d Ave. and Kipling St. The property contains approximately
13,750 total square feet in three buildings. The graphic shows the site and building location.
EXISTING AND FUTURE CONDITIONS
32nd Ave. is a 2 -Lane Minor Arterial that currently carries approximately 8,500 AADT according
to DRCOG traffic counts. Kipling St. is a 4 -Lane Principal Arterial and a State Highway (SH -
391). It is classified as an NR -B. It currently carries 38,000 AADT according to CDOT's OTIS
website. The 20 -year growth factor for Kipling St. is 1.14 for a total of 43,000 AADT. No
projections were found for 32nd Ave. The intersection is under traffic signal control.
ACCESS LOCATIONS
There will be one full -movement access as shown on the graphic to 32nd Ave. An emergency
access is located on the southeast corner of the property. At the entrance on 32nd Ave. there is a
left turn in storage lane but no right turn in lane.
CITY OF WHEAT RIDGE TRAFFIC IMPACT ANALYSIS THRESHOLDS
The City Traffic Impact Study guidelines states that a Traffic Impact Study (TIS) shall be
required when the trip generation during the peak hour is expected to exceed more than 60 trips
or more during any one-hour peak.
Fir A
Aldridge Transportation Consultants, LLC
Page 2 of 4
PERMITTED USES
In the AMOF Mixed Use Planned Development — Outline Development Plan, the permitted uses
are listed. The list is fairly extensive including Veterinary Clinics, Group Homes, Retail Stores,
Churches, Medical Facilities, Single -Family Homes, and so on. Retail Stores are limited to 5,000
square feet by note.
TRIP GENERATION
The standard reference for trip rates is the ITE Trip Generation Manual, 9' Edition. In the
following table, the majority of the permitted uses are examined for the Average Daily Trips
(ADT) and the vehicular trips generated by the use in the AM and PM peak hours. Note that the
various retail stores are limited in the list to 5,000 square feet. General office, churches, salons,
and galleries are limited to the available gross leasable area (13,750 square feet). The highlighted
quantities indicate that maximum allowed prior meeting the full traffic study requirement. For
instance, an Assisted Living facility or Group Home would be limited to 200 beds. A quality
restaurant would be limited to 7,500 square feet. The table also indicates the ITE national average
quantity for each use.
Aldridge Transportation Consultants, LLC
Page 3 of 4
FINDINGS & RECOMMENDATIONS
Based on the analysis herein, it appears that the majority of the listed permitted uses can be
developed without necessitating a full traffic study providing the proposed development stays
with the stated limit on quantity. Should a use come in that exceeds the limit, then a full traffic
study would be required.
A full Traffic Impact Study would be fairly restricted, however to the operations at the driveway
access on 32nd Ave. Essentially it would boil down to whether a right turn lane would be
USES & QUANTITY PERMITTED WITHOUT TRAFFIC STUDY
(Building Contains 13,750 Square Feet of GLA)
1TEc2de
Description
Sint
ITE Ave.
ADT
AM Peak
PM Peak
n/a
Event Center
n/a
n/a
n/a
n/a
n/a
n/o
100
30
20
254
Assisted Living
Beds
117
200
2.74
0.18
0.29
Group Home
548
36
58
814
Various Retail Stores
KSF
30
5
64.03
3.81
6.82
320
19
34
931
Quality Restaurant
KSF
9
7.5
89.95
a81
7.49
675
6
56
565
Day Care
Students
70
73
4.38
0.8
0.81
320
58
59
710
General Office
KSF
200
13.75
11.03
1.56
1.49
152
21
20
630
Medical Clinic
Full Time
12
13
3.78
4.43
Doctors
0
49
58
640
Veterinary Clinic
KSF
13
12.5
4.08
4.72
0
51
59
536
Private School
Students
500
70
2.48
0.81
0.17
Vocational School
174
57
12
560
Church
KSF
30
13.75
9.11
0.56
0.55
Community Center
125
8
8
330
Resort Hotel
Rooms
430
140
0.31
0.42
Bed & Breakfast
0
43
59
918
Hair Salon
KSF
n/a
13.75
1.21
1.45
0
17
20
210
Single Family
DU
15
59
9.52
0.75
1
SAcres
562
44
59
580
Museum
- KSF
45
13.75
0.28
0.18
Art Gallery
0
4
2
253
Congregate Care
DU
183
340
2.02
0.06
0.17
687
20
58
Filled Boxes Show Maximum
Quantity Allowed
FINDINGS & RECOMMENDATIONS
Based on the analysis herein, it appears that the majority of the listed permitted uses can be
developed without necessitating a full traffic study providing the proposed development stays
with the stated limit on quantity. Should a use come in that exceeds the limit, then a full traffic
study would be required.
A full Traffic Impact Study would be fairly restricted, however to the operations at the driveway
access on 32nd Ave. Essentially it would boil down to whether a right turn lane would be
Fir A
Aldridge Transportation Consultants, LLC
Page 4 of 4
beneficial and/or if the left turn out movement should be prohibited. Note that the majority of the
commercial access locations on 32nd Ave. do not include a right turn lane or a left turn out
restriction. The signal operation is not likely to be significantly impacted as all approaches
include a left turn lane and protected or protected/permitted left turn phasing.
In our professional opinion, we believe it is reasonable to add the maximum quantity suggested in
the table to each use to avoid the necessity of a full traffic study and have the assurance that the
site generated traffic will not have a significant impact on the adjacent roadways and
intersections.
Should you have any questions or need additional information please call me at 303-703-9112.
Thank you for the opportunity to be of service.
Respectfully submitted,
Aldridge TrapslYNtation Consultants, LLC
John M.W. Aldridge, pE, PTOE, AICP
Principal 1
Jmwa/me
JJJJ
NOKKIS DESIGN
Planning I Landscape Architecture I Project Promotion
August 16, 2016
City of Wheat Ridge
Meredith Reckert, Senior Planner
7500 W. 29th Ave
Re: AMOF Planned Mixed Use Development — Response to 111 Referral Comments
Dear Ms. Reckert,
Thank you for your initial set of review comments which we received on February 16, 2016. We have reviewed all of
the comments and have addressed them in the following pages.
Please feel free to contact me directly should you have any other comments, questions and/or special requests for
additional information. Again, we look forward to working with the City of Wheat Ridge to make this project a success.
Sincerely,
Norris Desig
Allison Wenlund
Planner — —
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General Comments:
Sheet 1
1. Modify the first line of the title so it reads AMOF Planned Mixed Use Development.
Response: The title has been revised to state AMOF Planned Mixed Use Development on all sheets.
2. In the surveyor's certificate, modify the ODP title reference to match the title at the top.
Response: The ODP title reference has been revised to state AMOF Mixed Use Development.
3. In the surveyor's certificate, designate who will be signing and sealing the document.
Response: The surveyor's certificate has been revised to designate who will be signing and sealing
the document.
4. In the Standard Notes, please add the following language regarding parking: All parking shall be consistent
with Section 26-501 of the Wheat Ridge Code of Laws
Response: The above language has been added to the cover sheet.
5. Expand the Character of Development statement to address access, reuse of existing buildings, the
potential for redevelopment and how the proposed zone change and new uses will integrate with the
adjacent uses.
Response: The Character of Development statement has been revised.
6. In the Owner's certification, designate who will be signing.
Response: The owner's certificate has been revised.
7. Change the title of the second Planning Commission Certification to the Jefferson County Clerk and
Recorder's.
Response: The title has been revised.
8. Add a case history box with the following case numbers: WZ-16-01, MS -14-03, SUP -85-01, SUP -87-06,
SUP -88-05, SUP -89-07, SUP -90-05, SUP -91-08, SUP -92-02, SUP -93-04, SUP -94-02, SUP -95-05, SUP -96-
04, SUP -97-02, SUP -98-04, SUP -99-01, SUP -00-02, SUP -01-04.
Response: A case history box has been added.
Sheet 2
1. The title of this sheet should match the front page.
Response: The title has been revised to state AMOF Planned Mixed Use Development on all sheets.
2. Staff believes that two different land use scenarios should be addressed on the ODP; one where the
existing buildings would be reused and another where total redevelopment occurs. This should be reflected
in the list of uses.
Response: The permitted uses have been revised into categories based on the use of existing
structures vs. total redevelopment of the site.
3. The following uses have been added: Residential group homes with no age restrictions, urban agricultural
-2-
1101 Bannock Street I Denver, CO 80204 www.noms-design.com
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NOKKIS DESIGN
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uses, caretaker residence, holistic/healing arts center, social clubs, multi -family (either freestanding or as
part of a mixed use development with density not to exceed 21 units/acre).
Response: Noted, these uses have been added to the permitted uses on the ODP document.
4. Please add the following language: Any other use deemed appropriate by the Community Development
Director.
Response: This language has been added to the ODP document.
5. Add the following prohibited uses: drive -up uses, drive-through uses, outdoor storage.
Response: The above listed uses have been listed as prohibited.
Modify the Accessory Uses to have three categories; Uses typically considered ancillary to a residential
primary use including home occupations, keeping of household pets, keeping of small and large animals
consistent with Section 26-605 and 606, keeping of bees consistent with Section 26-607 and private
recreation facilities such as swimming pools and tennis courts. Other Accessory Use categories would be:
ancillary uses operating in support of a church and ancillary uses operating in support of an event center.
Response: The accessory uses have been modified to represent three categories as listed above.
Identify the existing buildings and include ground floor area and total of each. This could be done in a table
or on the graphic itself.
Response: A table has been added that identifies the ground floor area of each of the existing
structures.
8. Provide a site data table for the redevelopment conditions to include building coverage, landscaped
coverage, and hard surfaces coverage. Include both square footage and percent total lot.
Response: A site data table has been added to reflect redevelopment conditions.
9. Provide a site data table for the existing conditions to include maximum building coverage, minimum
landscaped coverage (20%) and hard surfaces coverage. Include both square footage and percent of total
lot.
Response: A site data table has been added to reflect existing conditions on the site.
10. Designate maximum height (35') and net density (21 units per acre) for the redevelopment conditions.
Response: These items have been added to the site data table.
11. Replace the table labeled Setback Requirements with the following note: For redevelopment, design
standards shall follow the standards of the straight zone district which most closely matched the proposed
uses, including the requirements specified in the Architectural and Site Design Manual (ASDM) and as
determined by the Community Development Director. An example of this could be a multifamily
development which would follow the development standards in the R-3 zone district and the ASDM. A
commercial redevelopment with service, office and retail would follow the development standards specified
in the RC zone district and the ASDM.
Response: This language has been added to the ODP document and the setback requirements have
been removed.
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12. Show the access drive for the Hillside house with easement recording information.
Response: The access drive and easement has been identified on the graphic.
Items of Concern:
Parking on the site currently consists of 14 striped spaces. Based on the figures provided for the event
center, at least 67 spaces are needed. The site is constrained due to the location of the existing building and
topography which is some places has over 15' of fall. No parking is allowed on either Kipling or 321d Avenue.
Although minimal design detail is required at this stage of the zone change, staff is requesting that tentative
parking design layouts be provided for internal review now. These site plans would not be included in the file
shared with the public or presented at public hearings for the ODP.
Response: A tentative parking layout has been included with this resubmittal.
This PMUD zone district is established to provide a zoning classification to allow the integration of the
residential and commercial uses and development which is consistent with the surrounding neighborhoods
and which meets the intent of the comprehensive plan, the Architectural and Site Design Manual and the
Streetscape Design Manual. It is intended to create a zone district which will allow flexibility in use, design,
and orientation while maximizing space, community interest and protecting nearby and adjacent residential
neighborhoods.
Many of the uses proposed for the property on the ODP are too intensive. The site is bordered on three
sides by low density residential development, vacant property and open space. Staff feels that the proposed
zone change could provide a good transitional use between Kipling and lower intensity land uses to the east
and north but is not supportive of introduction of high volume traffic generating or other incompatible uses.
We believe that many of the proposed retail uses such as pharmacies, convenience stores and hardware
stores are simply too intensive for this site and are incompatible with adjacent low intensity land uses.
Likewise, many of the office uses proposed such as banks and medical office are likely too intensive as well
and will not be supported by staff.
Response: Noted, the proposed uses have been revised.
A trip generation letter was submitted with the initial zone change application for the site. However, it only
addresses event center traffic. Many of the proposed uses on the ODP are more intensive than traffic
generated by an event center. City staff has requested that a traffic study be provided which analyzes more
thoroughly proposed commercial uses on the property.
Response: A traffic study is included with this resubmittal based on the revised list of proposed
uses.
It has been indicated that much of the event center activity will occur on the rear of the existing structure
which overlooks a low density residential neighborhood. Concern was expressed at the neighborhood
meeting as to impacts to the neighborhood — particularly noise. What assurances can be offered that
impacts can be mitigated?
Response: The applicant is open to limiting the sound decibel levels at certain hours, it is intended
that the outdoor space behind the existing structure would be used primarily for the ceremony
portion of weddings and similar events, the receptions will be held within the structure.
-4-
1101 Bannock Street I Denver, CO 80204 www.nords-design.com
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NOKkIS DESIGN
Piamng I La,dsrape Archi:ecRre 1 Project Promotion
CDOT Comments:
CDOT has no objection to the proposal. There is no existing State Highway Access Permit for the
emergency access. A new emergency access permit will be needed. Please contact Marilyn Cross for the
requirements of the Access Permit.
Response: After a meeting with Kelly Brooks, Fire Department, it has been concluded that this
emergency access point will not be utilized any longer. The new parking lot configuration has been
designed to provide the appropriate turnarounds for fire.
Consolidated Mutual Water Company Comments:
1. Domestic water service may be provided to this property subject to compliance with the Company's rules,
regulations and requirements for such service.
Response: Noted.
2. Our records indicate that the property addressed as 10001 West 32nd Avenue is currently receiving
domestic water from the Company through a 5/8 -inch meter and 3250 Hillside Drive through a'/4 -inch meter.
Domestic water service may continue to be provided to this property subject to compliance with the
company's rules, regulations and requirements for such service.
Response: Noted.
3. The company requires that a new application for water service be completed by the owner and returned to
the Company at the time there is a change of use. The company considers a remodel or building addition as
a "change of use".
Response: Noted,
4. The Company's rules, regulations, and requirements further state that each separate structure be served by
a separate tap and meter, and in order to receive domestic water service, the property must also front a
Company main.
Response: Noted.
Fire protection requirements should be obtained from Wheat Ridge Fire Protection District ("District") and
those requirements forwarded to this office by the District at the earliest possible time. We can then
determine if additional system improvements would be required to meet the demands set forth by the
District.
Response: We have met with the Fire District to review our conceptual parking lot design. The
applicant will request the requirements be forwarded to the City for your review.
West Ridge Sanitation District Comments:
1. The property is presently within the service area of the District.
Response: Noted.
2. The property is presently serviced by the District off of Kipling.
Response: Noted.
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NOKKIS DESIGN
Pana g I Landscape Ar: rectre Prefect Pm,otion
3. It is unclear what is being proposed for this development until the SDP submittal stage.
Response: Noted, the proposal will be referred to the sanitation district at the time of the OR
4. It is unclear what additional flows will be generated by this development (if any), until the SDP submittal
stage.
Response: Noted, the proposal will be referred to the sanitation district at the time of the OR
5. Determination of the service I line capacity will be reserved for the SDP phase of the project.
Response: Noted, the proposal will be referred to the sanitation district at the time of the OR
6. A better understanding of the proposed development will be needed to determine if there will be any
changes needed to the existing service line(s).
Response: Noted, the proposal will be referred to the sanitation district at the time of the SDP.
City of Wheat Ridge Public Works:
1. After conferring with Mark Westberg, P.E., a full Traffic Impact analysis will be required with this rezoning
request.
Response: A traffic study is included with this resubmittal based on the revised list of proposed
uses.
2. It does not appear that the current rezoning proposal entails any site changes which could trigger drainage
requirements. Therefore, Public Works has no drainage -related requirements or comments pertaining to the
rezoning request.
Response: Noted.
Xcel Energy, Public Service Company Comments:
1. Please be advised that PSCO has existing electric distribution facilities with the areas indicated in this
proposed rezone. Public Service Company has no objection to this proposed rezone, contingent upon
Public Service Company of Colorado's ability for future expansion, including all present and any future
accommodations for natural gas transmission and electric transmission related facilities.
Response: Noted.
1101 Bannock Street I Denver, CO 80204 www.nonis-design.com
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City of
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COMMUNiTy DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29`h Ave.
February 12, 2016
Allison Wedlund
Norris Design
1101 Bannock Street
Denver CO 80204
Dear Ms. Wedlund:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to the request for approval of a zone change from Residential -One (R-1) to
Planned Mixed Use District (PMUD) for property located at 10001 W. 32nd Avenue. The
application and first submittal have been reviewed. The following are comments regarding this
submittal.
SHEET ONE
1. Modify the first line of the title so it reads AMOF Planned Mixed Use Development.
2. In the surveyor's certificate, modify the ODP title reference to match the title at the top.
3. In the surveyor's certificate, designate who will be signing and sealing the document.
4. In the Standard Notes, please add the following language regarding parking: All parking shall be
consistent with Section 26-501 of the Wheat Ridge Code of Laws.
5. Expand the Character of Development statement to address access, reuse of existing buildings, the
potential for redevelopment and how the proposed zone change and new uses will integrate with
the adjacent uses.
6. In the Owner's certification, designate who will be signing.
7. Change the title of the second Planning Commission Certification to the Jefferson County Clerk
and Recorder's.
8. Add a case history box with the following case numbers: WZ-16-01, MS -14-03, SUP -85-01, SUP -
87 -06, SUP -88-05, SUP -89-07, SUP -90-05, SUP -91-08, SUP -92-02, SUP -93-04, SUP -94-02,
SUP -95-05, SUP -96-04, SUP -97-02, SUP -98-04, SUP -99-01, SUP -00-02, SUP -01-04
SHEET TWO
1. The title of this sheet should match the front page.
2. Staff believes that two different land use scenarios should be addressed on the ODP; one where the
existing buildings would be reused and another where total redevelopment occurs. This should be
reflected in the list of uses. The redmarks on the list of uses designate uses appropriate for the
existing development/structures (shown as an E) and uses more appropriate for total site
redevelopment (R). Some uses may be appropriate for both scenarios (E and R). Some high traffic
generating uses have been eliminated designated by a fed str-ikethfeeo.
3. The following uses have been added: Residential group homes with no age restrictions, urban
agricultural uses, caretaker residence, holistic/healing arts center, social clubs, multi -family (either
freestanding or as part of a mixed use development with density not to exceed 21 units/acre).
4. Please add the following language: Any other use deemed appropriate by the Community
Development Director.
5. Add the following prohibited uses: drive -up uses, drive—through uses, outdoor storage.
6. Modify the Accessory Uses to have three categories; Uses typically considered ancillary to a
residential primary use including home occupations, keeping of household pets, keeping of small
www.ei.wheatridge.co.us
and large animals consistent with Section 26-605 and 606, keeping of bees consistent with Section
26-607 and private recreation facilities such as swimming pools and tennis courts.
Other Accessory Use categories would be: ancillary uses operating in support of a church and
ancillary uses operating in support of an event center.
7. Identify the existing buildings and include ground floor area and total area of each. This could be
done in a table or on the graphic itself.
8. Provide a site data table for the existing conditions to include building coverage, landscaped
coverage, hard surfaces coverage. Include both square footage and percent of total lot.
9. Provide a site data table for the redevelopment conditions to include maximum building coverage,
minimum landscaped coverage (20%) and hard surfaces coverage. Include both square footage and
percent of total lot.
10. Designate maximum height (35') and net density (21 units per acre) for the redevelopment
conditions
11. Replace the table labeled Setback Requirements with the following note: For redevelopment,
design standards shall follow the standards of the straight zone district which most closely matches
the proposed uses, including the requirements specified in the Architectural and Site Design
Manual (ASDM) and as determined by the Community Development Director. An example of
this could be a multifamily development which would follow the development standards in the R-3
zone district and the ASDM. A commercial redevelopment with service, office and retail would
follow the development standards specified in the RC zone district and the ASDM.
12. Show the access drive for the Hillside house with easement recording information.
ITEMS OF CONCERN
On-site parking
Parking on the site currently consists of 14 striped spaces. Based on the figures provided for the event
center, at least 67 spaces are needed. The site is constrained due to the location of the existing buildings
and topography which in some places has over 15' of fall. No parking is allowed on either Kipling or
32nd Avenue. Although minimal design detail is required at this stage of the zone change, staff is
requesting that tentative parking design layouts be provided for internal review now. These site plans
would not be included in the file shared with the public or presented at public hearings for the ODP.
Uses
This PMUD zone district is established to provide a zoning classification to allow the integration of
residential and commercial uses and development which is consistent with the surrounding
neighborhoods and which meets the intent of the comprehensive plan, the Architectural and Site Design
Manual and the Streetscape Design Manual. It is intended to create a zone district which will allow
flexibility in use, design, and orientation while maximizing space, community interest and protecting
nearby and adjacent residential neighborhoods
Many of the uses proposed for the property on the ODP are too intensive. The site is bordered on three
sides by low density residential development, vacant property and open space. Staff feels that the
proposed zone change could provide a good transitional use between Kipling and lower intensity land
uses to the east and north but is not supportive of introduction of high volume traffic generating or other
incompatible uses. We believe that many of the proposed retail uses such as pharmacies, convenience
stores and hardware stores are simply too intensive for this site and are incompatible with adjacent low
intensity land uses. Likewise, many of the office uses proposed such as banks and medical office are
likely too intensive as well and will not be supported by staff.
Traffic
A trip generation letter was submitted with the initial zone change application for the site. However, it
only addresses event center traffic. Many of the proposed uses on the ODP are more intensive than traffic
generated by an event center. City staff has requested that a traffic study be provided which analyzes
more thoroughly proposed commercial uses on the property.
Impacts
It has been indicated that much of the event center activity will occur on the rear of the existing structure
which overlooks a low density residential neighborhood. Concern was expressed at the neighborhood
meeting as to impacts to the neighborhood — particularly noise. What assurances can be offered that
impacts can be mitigated?
The following are referral responses from outside agencies.
CDOT: See attached memo from Marilyn Cross dated February 12, 2016.
Consolidated Mutual Water District: See attached letter from Andy Rogers dated January 29, 2016
Westridge Sanitation District: See attached email from Kim Dahlin dated February 09, 2016
Wheat Ridge Public Works: See attached comments from Dave Brossman dated January 29, 2016
Xcel Energy: See attached letter from Donna George dated February 4, 2016
This concludes the summary of comments. Please address each of these comments by revising the
drawings accordingly and submit two hard copies of the Outline Development Plan and an electronic
copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and
shx files, etc. of all documents.
If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848.
Sincerely,
Meredith Reckert, AICP
Senior Planner
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STATE OF COLORADO
Traffic & SafetyC O L O R A D O
Region 1
AkvDepartment of Transportation
2000 South Holly Street
Denver, Colorado 80222
Project Name: Wheatridge - WZ-16-01 AMOF
Highway: Mile Marker:
Print Date: 2/12/2016 391 7.869
Permits Comments:
CDOT has no objection to the proposal. There is no existing State Highway Access Permit for the emergency access.
A new emergency access permit will be needed. Please contact Marilyn Cross for the requirements of the Access
Permit.
Marilyn Cross, Region 1 Access Manager, 303-512-4266, marilyn.cross@state.co.us
C((:ONSOLIDATED
mutual water
January 29, 2016
City of Wheat Ridge
Community Development
Ms. Meredith Reckert
7500 West 29th Avenue
Wheat Ridge, Cvwrauti 8003.i
Re: Case No. WZ-16-01— 10001 West 32nd Avenue and 3250 Hillside Drive
Dear Ms. Reckert:
This letter will acknowledge receipt of your correspondence dated January 28, 2016,
regarding the above referenced properties.
Please be advised that the above referenced properties are in an area served by The
Consolidated Mutual Water Company ("Company".) Domestic water service may be
provided to this property subject to compliance with the Company's rules, regulations
and requirements for such service.
Our records indicate that the property addressed as 10001 West 32"d Avenue is
currently receiving domestic water from the Company through a 5/8 -inch meter
(CMWCo Tap Number 1159/Account Number 01108417-01) and 3250 Hillside Drive
through a 3/4 -inch meter (CMWCo Tap Number 13439/Account Number 01108403-01.)
Domestic water service may continue to be provided to this properties subject to
compliance with the Company's rules, regulations and requirements for such service.
The Company requires that a new application for water service be completed by the
owner and returned to the Company at the time there is a change in use. The Company
considers a remodel or building addition as a "change of use."
The Company's rules, regulations, and requirements further state that each separate
structure be served by a separate tap and meter, and in order to receive domestic water
service, the property must also front a Company main.
THE CONSOLIDATED MUTUAL WATER COMPANY
12700 West 27th Avenue • P.O. Box 150068 • Lakewood, Colorado 80215
Telephone (303)238-0451 • Fax (303)237-5560
City of Wheat Ridge
Community Development
Ms. Meredith Reckert
January 29, 2016
Page 2 of 2
Fire protection requirements should be obtained from Wheat Ridge Fire Protection
District ("District") and those requirements forwarded to this office by the District at the
earliest possible time. We can then determine if additional system improvements would
be required to meet the demands set forth by the District.
If you should have any questions or comments regarding this correspondence, please
contact this office.
Sincerely,
14il ---
Andy Rogers
Project Engineer
cc: Kelly Brooks, Fire Marshall, Wheat Ridge Fire District
Michael E. Queen, CMWCo President
Zach Queen, CMWCo Superintendent of Distribution
Kim Medina, CMWCo Tap Administrator
Meredith Reckert
From: KimDahlin <kdahlin@westridgesan.comcastbiz.net>
Sent: Tuesday, February 09, 2016 10:54 AM
To: Meredith Reckert
Subject: RE: Case No. WZ-16-01/AMOF
Dear Meredith—
In regard to WZ-16-01/AMOF, Land Use Referral, the Westridge Sanitation District has the following comments:
1. The property is presently within the service area of the District.
2. The property is presently serviced by the District off of Kipling.
3. It is unclear what is being proposed for this development, until the SDP submittal stage.
4. It is unclear what additional flows will be generated by this development (if any), until the SDP submittal stage.
5. Determination of the service / line capacity will be reserved for the SDP phase of the project.
A better understanding the of proposed development will be needed to determine if there will be any changes needed
to the existing service line(s).
Thank you.
Kim Dahlin
Office Manager
Westridge Sanitation District
Phone 303-424-9467 / Fax 303-424-2628
kdahlin(@westridgesan.comcastbiz.net
City of
"�Wh6atR�idgc
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: January 29, 2016
SUBJECT: WZ-16-O1/AMOF 10001 W. 32nd Avenue Re -Zone
I have completed my review for the request to rezone the property at 10001 W. 32nd
Avenue from Residential -One (R-1) to Planned Mixed Use Development (PMUD) with an
Outline Development Plan (ODP), received on January 28, 2015, and I have the following
comments:
1. After conferring with Mark Westberg, P.E., a full Traffic Impact analysis will be
required with this rezoning request.
2. It does not appear that the current rezoning proposal entails any site changes
which could trigger drainage requirements. Therefore, Public Works has no
drainage -related requirements or comments pertaining to the rezoning request.
To Mere - 10001 W32nd AMOF Re -Zone Review-Ldocx
XcelEnergysm
PUBLIC SERVICE COMPANY
February 4, 2016
City of Wheat Ridge Community Development
7500 West 29th Avenue
Wheat Ridge, CO 80033
Attn: Meredith Reckert
Re: AMOF Rezone, Case # WZ-16-01
Right of Way & Permits
1123 West 3`d Avenue
Denver, Colorado 80223
Telephone: 303.571.3306
Facsimile: 303. 571.3284
donna.l.george@xcelenergy.com
Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk
has reviewed the request for the AMOF Rezone. Please be advised that PSCo has
existing electric distribution facilities within the areas indicated in this proposed rezone.
Public Service Company has no objection to this proposed rezone, contingent upon
Public Service Company of Colorado's ability to maintain all existing rights and this
amendment should not hinder our ability for future expansion, including all present and
any future accommodations for natural gas transmission and electric transmission
related facilities.
If you have any questions about this referral response, please contact me at (303) 571-
3306.
Donna George
Contract Right of Way Referral Processor
Public Service Company of Colorado
Meredith Reckert
From:
Dave Brossman
Sent:
Friday, January 29, 2016 1:30 PM
To:
Meredith Reckert
Cc:
Steve Nguyen
Subject:
RE: Referral - WZ-16-01 AMOF
Attachments:
image001jpg; To Mere - 10001 W32nd_AMOF_Re-Zone_Review-l.docx
Hi Mere -
Please find attached the PW 1st review comments for this rezone request.
From: Meredith Reckert
Sent: Thursday, January 28, 2016 3:05 PM
To: Dave Brossman
Subject: Referral - WZ-16-01 AMOF
Dear Dave,
The Wheat Ridge Community Development Department has received a request for approval of a zone change from
Residential -One (R-1) to Planned Mixed Use Development (PMUD) at 10001 W. 32nd Avenue (Case No. WZ-16-
01/AMOF. Please download the application documents from the City drive:
Folder: V:\Community Development\_Land Use Case
Referral<file:///V:\Community%20Development\ Land%20Use%20Case%20Referral>
File name: WZ-16-01/AMOF
Comments are due by February 12, 2016; no response from you will constitute having no objections or concerns. Feel
free to be in touch with any additional questions.
Thank you,
Meredith Reckert, AICP
Senior Planner
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2848
Fax: 303-234-2857
www.ci.wheatridge.co.us<http://www.ci.wheatridge.co.us/>
[cid:image002.ipg@01CC7D31.6BAEOD20j
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the
individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying,
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City of
a W heat�idge
COMMUNITY DEVELOPMENT
Community Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303.235.2846 Fax: 303.235.2857
Community Development Referral Form
Date: January 28, 2016 Response Due: February 12, 2016
The Wheat Ridge Community Development Department has received a request for approval of
a zone change from Residential -One (R-1) to Planned Mixed Use Development (PMUD) with
an Outline Development Plan (ODP) for property located at 10001 W. 32nd Avenue.
The current R-1 zoning on the property allows single family residential, other group living
facilities (group homes, congregate care) and civic uses (parks, public buildings). The
proposed zone change will increase the permitted uses allowed on the property to include
event centers and other low impact residential and commercial uses.
Case No.: WZ-16-01/AMOF
Request: The property is 2.3 acres is in size and was most recently used as a group home
for children. The intent of this application is to adapt the existing buildings and grounds to
create an event center which will hold weddings, art showings and other events. Additional
uses have been include on the ODP document to ensure future re -use of the property should
the event center not be successful.
A zone change and ODP are the first step of the process for new uses and/or construction in a
Planned Mixed Use Development in the City of Wheat Ridge. The ODP document
accompanies the zone change request and establishes the intensity, circulation/access and
general character of the new development. Prior to establishing the new use for the property,
a Specific Development Plan (SDP) and subdivision plat will be required to be processed.
They will be sent out as a separate referral.
Please respond to this request in writing regarding your ability to serve the property. Please
specify any new infrastructure needed or improvements to existing infrastructure that will be
required. Include any easements that will be essential to serve the property as a result of this
development. Please detail the requirements for development in respect to your rules and
regulations. If you need further clarification, contact the case manager.
Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857
Email: mreckert&i.wheatridge.coms
"The Carnation City
DISTRIBUTION:
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Vicinity map
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Wheat Ridge Police
"The Carnation City "
9101 Bannock Street
Denver, Colorado 80204
303.892.1166
January 22, 2016
City of Wheat Ridge
Meredith Reckert, Senior Planner
7500 W. 2911 Avenue
Wheat Ridge, CO 80033
Re: AMOF Mixed Use Planned Development, Letter of Authorization
Dear Ms. Reckert:
NOIjkIS DESIGN
This letter authorizes Norris Design, 1101 Bannock Street, Denver, Colorado 80204 to serve as our authorized
representative for the Outline Development Plan request for the AMOF Mixed Use Planned Development proposal at
West 32"d Avenue and Kipling Street. Please direct all communication related to these requests to Allison Wenlund of
Norris Design.
Please feel free to call if you need clarification on this letter of authorization.
By: Mary Kruse Panio
AMOF Partnership
PO Box 803
Indian Hills, CO 80454
Date: :1J
Au -;tin, i X I Chicago: #L i Denver, Ct.) 1 Frisco, CO I Phoenix, ,V I Tz mn, AZ
ALDRIDGE TRANSPORTATION CONSULTANTS,
LLC
MvawdTransportation Planning and Traffic Engineering
John M.W. Aldridge, PE, PTOE, AICP
Colorado Registered Professional Engineer
Professional Traffic Operations Engineer
American Institute of Certified Planners
January 20, 2016
Ms. Mary Panio
mkpanio@gmail.com
RE: Trip Generation Letter
Event Center - NWC 32"d/Kipling, Wheat Ridge, CO
Dear Ms. Panio:
1082 Chimney Rock Road
Highlands Ranch, CO 80126
Tele: 303-703-9112
Fax: 303-703-9152
Mobile: 303-594-4132
Email: iohn@atceng.com
Pursuant to your request, I have reviewed the potential trip generation that would be occasioned
by your development of a facility to hold special events. The purpose of this trip generation letter
is to determine if a full Traffic Impact Study is required by the City of Wheat Ridge.
PROJECT DESCRIPTION
Based on the information you have provided, the proposed Event Center will be a reuse of an
existing property located on the northwest corner of 32"d Ave. and Kipling St. The approximately
13,750 square foot (total of three building plus a possible 1,000 sf addition) facility would be
rented for weddings, corporate meetings, private parties, and cultural events. The facility will
hold a maximum of 200 guests/attendees. The graphic shows the site and building location.
Regarding attendance and times, according to your information and data from The Falls Event
Center in Centennial, a same Falls Event Center in Colorado Springs, the Castle Cliffs Event
Center in Douglas County, and the Red Rocks Country Club, the average wedding is some 150 to
200 guests. Weddings are typically weekend events and guests carpool at an average of 3 persons
per vehicle. The weekday events seldom have more than 50 attendees on a regular basis. On
occasion, a weekday event could have up to 100 attendees. Carpools average 2 persons per
vehicle for the weekday events. Events can start at lam for, say, a Rotary breakfast. Evening
weddings could last beyond midnight.
it
IALDRIDGE TRANSPORTATION CONSULTANTS, LLC
Page 2 of 4
EXISTING AND FUTURE CONDITIONS
32nd Ave. is a 2 -Lane Minor Arterial that currently carries approximately 8,500 AADT according
to DRCOG traffic counts. Kipling St. is a 4 -Lane Principal Arterial and a State Highway (SH -
391). It is classified as an NR -B. It currently carries 38,000 AADT according to CDOT's OTIS
website. The 20 -year growth factor for Kipling St. is 1.14 for a total of 43,000 AADT. No
projections were found for 32nd Ave. The intersection is under traffic signal control.
ACCESS LOCATIONS
There will be one full -movement access as shown on the graphic to 32nd Ave. An emergency
access is located on the southeast corner of the property.
TRIP GENERATION
The standard reference for trip rates is the ITE Trip Generation Manual, 9`" Edition. However,
an event center is not an included use. Therefore, we developed the following worksheet for the
ADT and AM/PM Peak Hour traffic volumes based on the aforementioned data from similar
facilities and the owner's information.
ALDRIDGE TRANSPORTATION CONSULTANTS, LLC
Page 3 of 4
Trip Generation Worksheet
AM PM
ITE Code Land Use Unit Quantity ADT In Out In Out
n/a Events Centeri n/a n/a 100 25 5 5 15
Total Trips 100 25 5 5 15
Note that the ADT shown is a maximum not average weekday event with 100 attendees and an
average vehicle occupancy of 2 persons per vehicle.
CITY OF WHEAT RIDGE TRAFFIC IMPACT ANALYSIS THRESHOLDS
The City Traffic Impact Study guidelines states that a Traffic Impact Study (TIS) shall be
required when the trip generation during the peak hour is expected to exceed more than 60 trips
during any one-hour peak. The trip generation from the proposed Event Center is well below and
does not qualify it for a TIS.
FINDINGS & RECOMMENDATIONS
Based on the findings contained herein, the traffic generated by the proposed Event Center is
below the City threshold and therefore a full Traffic Impact Study is not required.
In our review, however, we found that a sight distance issue exists for the exiting vehicle unto
32nd Ave. A mirror on the right side going out provides a limited view of the approaching
westbound traffic. We recommend that the sight distance problem be corrected by moving the
fence and berm back approximately 10 feet along the driveway edge and taper back to the
property line approximately 70 feet to the east. The graphic illustrates our recommended
correction.
ALDRIDGE TRANSPORTATION CONSULTANTS, LLC
Page 4 of 4
Should you have any questions or need additional information please call me at 303-703-9112.
Thank you for the opportunity to be of service.
Respectfully submitted,
Aldridge Trapspbt-tation Consultants, LLC
John M.W. Aldridge, E, PTOE, AICP
Principal
Jmwa/me/attachments
. ....... ... .
RECEPTION NO, F008 1. 1 14 40.1-35 PG: 0001--00
742 RECORDED IN JEFFERSON, COUNTY, COLORADO 7/10/95 11z50
W ARRANT Y D EED
T?:'IS DEED, Made this 27TH day of JUNE, 1995 between
Carol A. Digby
i of the County of Jefferson and
�t State of Colorado, grantor, and
Alex M. Panio, Jr. and Mary Kruse Panio
whose legal address is 3250 Hillside Drive, Wheat Ridge, Colorado 80033 1
of the County of Jefferson and State of Colorado, grantees:
WITNESS that the grantor for and in consideration of the sum of TWO HUNDRED NINETY
EIGHT THOUSAND FIVE HUNDRED AND 00/100, ($248,500.00) Dollars, the receipt and
sufficiency of which is hereby acknowledged, has granted, bargained, sold and
conveyed, and by these presents does grant, bargain, sell, convey and confirm unto the
grantees, their heirs and assigns forever, not in tenancy in common but in JOINT
TENANCY, all real property, together with improvements, if any, situate, lying and
being in the County of Jefferson and State of Colorado, described as follows:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
also known by street and number as 3250 Hillside Drive, Wheat Ridge, Colorado 80033
TOGETHER with all and singular the hereditaments and appurtenances thereunto
belonging, or in anywise appertaining and the reversion and reversions, remainder and
remainders, rents, issues and profits thereof, and all the estate, right, title,
interest, claim and demand whatsoever of the grantor, either in law or equity, of, in
and to the above bargained premises, with the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described, with the
appurtenances, unto the grantees, their heirs and assigns forever. And the grantor,
for himself, his heirs and personal representatives, does covenant, grant, bargain,
and agree to and with the grantees, their heirs and assigns, that at the time of the
ensealing and delivery of these presents, he is well seized of the premises above
conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in
law, in fee simple, and has good right, full power and lawful authority to grant,
bargain, sell and convey the same in manner and form aforesaid, and that the same are
free and clear from all former and other grants, bargains, sales, liens, taxes,
assessments, encumbrances and restrictions of whatever kind or nature soever, except
general taxes for 1995 and subsequent years; except easements, restrictions,
covenants, conditions, reservations and rights of way of record, if any;
State I3r3ct 3 Fee
CD
•S
The grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises
in the quiet and peaceable possession of the grantees, their heirs and assigns, against
all and every person or persons lawfully claiming the whole or any part thereof.
The singular number shall include the plural, the plural the singular, and the use of any
gender shall be applicable to all genders.
IN WITNESS WHEREOF the grantor has executed this deed on the date set forth above.
( r?.: Z
Carol A. Digby
STATE OF COLORADO }
) ss. The foregoing instrument was acknowledged before me
County of ARAPAHOE } this 27TH day of JUNE, 1995
by Carol A. Digby
Witness my hand and official seal.
My com7missio jexpires 0
�t=oybe�r7 30, 1995
NO i;Y� PUBLIC
5299 DTC Blvd. Suite 940
No. 921A. Rev. 3-85 Englewood, COLORADO 80111
An
RECEP i 100 NO, FOOS1 1 9.4
ESCROW NO.: 1526087
DATE June 24 1995
"EXHIBIT A"
LEGAL DESCRIPTION
10
PARCEL I:
That part of the SE1/4 of the SEI/4 of the NE1/4 of Section 28, Township
3 South, Range 69 West of the 6th P.M., described as
COMMENCING on the South line of the NE1/4 of said Section 28 at a point
whence the East Quarter. Corner thereof bears North 89 deg. 41 min. East
413.75 feet;
running thence North 4 deg. 22 min. West 150.45 feet to an angle point;
thence North 6 deg. 23 min. East 85.85 feet to the TRUE POINT OF
BEGINNING of this description;
thence South 72 deg. 33 min. East 45.31 feet;
thence North 23 deg. 8 min. East 11.66 feet;
thence South 72 deg. 45.5 min. East 16.09 feet;
thence North 22 deg. 31 min. East 36.59 feet;
thence North 32 deg. 3.5 feet East 78.49 feet to the Northeast corner of
the subject property whence the aforesaid East Quarter Corner of Section
28, bears South 42 deg. 20.5 min. East 440.68 feet;
thence along the North line of the subject property North 60 deg. 50 min.
West 161.8 feet to its Northwest corner;
thence South 3 deg. 31 min. West 161.65 feet;
thence South 72 deg. 33 min. East 33.90 feet, more or less, to the POINT
OF BEGINNING,
TOGETHER WITH a non-exclusive easement or right-of-way for ingress or
egress over the following described tract:
That part of the SEI/4 of the SE1/4 of the NE1/4 of Section 28, Township
3 South, Range 69 West of the 6th P.M., described as
BEGINNING on the South line of the Northeast one-quarter of said Section
28 at a point whence the East quarter corner thereof bears North 89 deg.
41 min. East 413.75 feet;
running thence North 4 deg. 22 min. West 150.45 feet to an angle point;
thence North 6 deg. 23 min. East 85.85 feet to another angle point;
thence North 72 deg. 33 min. West 33.90 feet;
thence South 3 deg. 31 min. West 246.20 feet, more or less, to the South
line of the NE1/4 of said Section 28;
thence North 89 deg. 41 min. East along said South line 49.45 feet, more
or less, to the POINT OF BEGINNING,
EXCEPT that portion thereof lying within West 32nd Avenue,
County of Jefferson, State of Colorado.
PARCEL II:
All that portion of the SEI/4 of the NE1/4 of Section 28, Township 3
South, Range 69 West of the 6th P.M., described as follows:
BEGINNING at a point on the North line of West 32nd Avenue;
whence the East Quarter Corner of said Section 28 bears South 85 deg. 38
min. 24 sec. East, 367.92 feet;
thence North 03 deg. 27 min. 36 sec. East, 65.61 feet;
thence North 08 deg. 46 min. 16 sec. East, 34.89 feet;
thence North 09 deg. 26 min. 03 sec. East, 11.22 feet to the Northeast
Corner of subject property;
thence North 85 deg. 35 min. 10 sec. West, 70.02 feet;
thence South 04 deg. 29 min. 50 sec. East, 117.06 feet, more or less, to
the North line of West 32nd Avenue;
thence North 89 deg. 41 min. East along said North line, 49.51 feet, more
or less, to the POINT OF BEGINNING.
EXCEPT any portion thereof located within the Alois Schmidt property, as
described in deed to Tom H. Howard, recorded August 6, 1975 in Book 2756
at Page 112,
County of Jefferson, State of Colorado.
0
Filed for record the.. ...._.day of.... .... ............ A. D. 19---.1 sA... .- ......... o'clock -..AI.
Iiecentinn Ne... .. .. .........
THisDEED, Madethis 5th dayof August
19 85.hetween WILLUT INVESTMENTS, A General
Partnership
of the County of Jefferson and State of
Colorado, of the first part. and A.M.O.F. PARTNERSHIP, A General
Partnership
RECORDED IN
Cl)UkTY OF ;JEFFERBON
NO. 85074980
08/OB/85-1.1 a .45 84.00
,:1rDselegaladdress is 10001 West 32nd Avenue
Wheatridge, Colorado 80033
of the• County of Jefferson and State of Colorado, of the second part:
WITNESSETH, That the said party of the first part, for and in consideration of the sum of $750,000.00
SEVEN HUNDRED FIFTY THOUSAND AND NO/100ths- - - - - - - - - - - - - - - -DOLLARS,
to the said party of the first part in hand paid by the said party of the second part, the receipt whereof is hereby
acknowledged and confessed, has bargained, granted, sold and conveyed, and by these presents does grant, bargain,
sell, convey and confirm, unto the said party of the second part, his heirs and assigns forever, all the following
described lot or parcel of land, situate, lying and being in the
County of Jefferson and State of Colorado, to -wit:
See Exhibit "A" attached hereto and made a part thereof
States Deals -nen ary Fees
also known as street and number 10001 West 32nd Avenue
..... �`-.........
........................... .
TOGETHER with all and singular the hereditaments and appurtenances t erTi�e, o_beT'oH'g ng, or to anywt a per-
taining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof; and all the
estate, right, title, interest, claim and demand whatsoever of the said party of the first part, either in law or equity, of,
in and to the above bargained premises, with the hereditaments and appurtenances.
TO HAVE AND To HOLD the said premises above bargained and described, with the appurtenances, unto the said
party of the second part., his heirs and assigns forever. And the said party of the first part, for himself, his heirs,
executors, and administrators, does covenant, grant, bargain, and agree to and with the said party of the second part,
his heirs and assigns. that at the time of the ensealing and delivery of these presents, he is well seized of the premises
above conveyed, as of good, sure, perfect, absolute find indefeasible estate of inheritance, in law, in fee simple, and has
good right, full power and lawful authority to grant, bat -gain, sell and convey the same in manner and form as
aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes,
assessments and encumbrances of whatever kind or nature soever. Except general taxes for the year
1985 and subsequent years, and subject to Exhibit "B" attached hereto and made
a part thereof.
and the aboved bargained premises in the quiet and peaceable possession of the said party of the second part, his
heirs and assigns against all and every person or persons lawfully claiming or to claim the whole or any part thereof, li
the said party of the first part shall and will WARRANT AND FOREVER DEFEND. The singular number shall
include the plural, the plural the singular, and the use of any gender shall be applicable to all genders.
iN WITNESS WHEREOF, the said party of the first part has lie 'eunto set his hand and seal the day and year first f
above written. WILLUT INVESTMENTS, A General �
Partne p
�t'RJE' C' (SEALI
STATE OF COLORADO
Countyof Jefferson Iss. ,;Nuur„rr�
0103
The foregoing instrument was acknowledged before me this 5th day of A.C�§t,At
t9 85 /y 4�T��6-' ,"� t�.Gt..P.�..�t-/i/c:-t°.,. ,iE *f,k`<i�./ r raj
�4�t�`�!�1iG.:X"� ,.::�,r`•.�.%L-r�%�';�.a�r°i� ,.� G�1:�ii�r'L� � ,�4G-�Gr�Cr.%�'fs. ?-���� ;, :. j : -
MyconirnissionYxpires '� ! June 1 1988. Witness my hand .anlStriicialseal
.: I f
S&C FORM 932A COMPUTER WARRAN'T'Y DEED—For Photographic Record—THE c. F. Hoecrce4 co.. DENVER 393438
RECEPTION NO. 85074980
EXHIBIT "A"
A TRACT OF LAND LOCATED IN THE EAST 430 FEET OF THE SOUTH 300
FEET OF THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH,
RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:y
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF
SAID SECTION 28; THENCE N. 48 DEGREES 29 MINUTES 05 SECONDS W.,
A DISTANCE OF 59.98 FEET TO THE TRUE POINT OF BEGINNING; THENCE
S. 89 DEGREES 41 MINUTES 00 SECONDS W., BEING PARALLEL TO AND
40.00 FEET NORTH OF THE SOUTH LINE OF THE NORTHEAST QUARTER OF
SAID SECTION 28, A DISTANCE OF 321.35 FEET; THENCE N. 03
DEGREES 27 MINUTES 36 SECONDS E., A DISTANCE OF 55.59
FEET; THENCE S. 84 DEGREES 03 MINUTES 42 SECONDS E., A DISTANCE
OF 9.08 FEET; THENCE N. 05 DEGREES 56 MINUTES 18 SECONDS E., A
DISTANCE OF 34.85 FEET; THENCE N. 84 DEGREES 03 MINUTES 42
SECONDS W., A DISTANCE OF 7.35 FEET; THENCE N. 09 DEGREES 26
MINUTES 03 SECONDS E., A DISTANCE OF 40.26 FEET; THENCE N. 04
DEGREES 14 MINUTES 36 SECONDS W., A DISTANCE OF 41.92
FEET; THENCE N. 72 DEGREES 29 MINUTES 24 SECONDS W., A DISTANCE
OF 20.94 FEET; THENCE N. 23 DEGREES 08 MINUTES 00 SECONDS E., A
DISTANCE OF 4.02 FEET TO THE MOST SOUTHERLY SOUTHEAST CORNER OF
A TRACT OF LAND DESCRIBED IN BOOK 2593 AT PAGE 122 OF THE
JEFFERSON COUNTY RECORDS UNDER RECEPTION NO. 621300; THENCE
CONTINUING N. 23 DEGREES 08 MINUTES 00 SECONDS E., ALONG THE
EASTERLY LINE OF SAID TRACT, A DISTANCE OF 11.66 FEET; THENCE
S. 72 DEGREES 45 MINUTES 30 SECONDS E., A DISTANCE OF 16.09
FEET; THENCE N. 22 DEGREES 31 MINUTES 00 SECONDS E., A DISTANCE
OF 36.59 FEET; THENCE N. 32 DEGREES 03 MINUTES 30 SECONDS E. A
DISTANCE OF 46.08 FEET; -THENCE DEPARTING THE EASTERLY LINE OF
SAID TRACT DESCRIBED IN BOOK 2593 AT PAGE 122, N. 89 DEGREES 41
MINUTES 00 SECONDS E., A DISTANCE OF 63.16 FEET; THENCE S. 85
DEGREES 50 MINUTES 15 SECONDS E., A DISTANCE OF 10.19
FEET; THENCE S. 47 DEGREES 55 MINUTES 15 SECONDS E., A DISTANCE
OF 40.70 FEET; THENCE S. 35 DEGREES 55 MINUTES 15 SECONDS E., A
DISTANCE OF OF 36.20 FEET; THENCE S. 76 DEGREES 35 MINUTES 15
SECONDS E., A DISTANCE OF 63.00 FEET; THENCE S. 52 DEGREES 25
MINUTES 35 SECONDS E., A DISTANCE OF 105.20 FEET TO A POINT ON
THE WESTERLY RIGHT-OF-WAY LINE OF KIPLING STREET: THENCE S. 00
DEGREES 08 MINUTES 00 SECONDS W., ALONG SAID WESTERLY RIGHT-OF-
WAY LINE A DISTANCE OF 122.71 FEET MORE OR LESS TO THE TRUE
POINT OF BEGINNING.
REC-t-OTJOW NO. 8€iCt74S'fiJ.
EXHIBIT "B"
RIGHTS OF WAY FOR EXISTING ROADS, DITCHES, FLUMES, PIPES AND POWER LINES
WATER AND WATER RIGHTS
TERMS, CONDITIONS, AND PROVISIONS CONTAINED IN AGREEMENT .RECORDED February
28, 1975, IN BOOK 2707 AT PAGE 58.
TERMS, CONDITONS AND PROVISIONS CONTAINED IN AGREEMENT RECORDED March 28,
1980, UNDER RECEPTION NO. 80024626.
TERMS, CONDITIONS AND PROVISIONS CONTAINED IN AGREEMENT RECORDED October
16, 1981, UNDER RECEPTION NO, 81076297.
TERMS, CONDITIONS, AND PROVISIONS CONTAINED IN AGREEMENT RECORDED December
15, 1980, UNDER RECEPTION NO, 80097086.
TITLE INSURANCE POLICY
ISSUED THROUGH THE OFFICE OF:
............ ....... ....... ......
3665 CHERRY CREEK NORTH DRIVE, DENVER, COLORADO 80209
Telephone (303) 321-1880
'tOMPANY OF 7"1
ITLE'NSURANCE INN E SOTJ
Home Office: 400 - 2nd Ave. So., Minneapolis, Minn. 55401 612/371-11
5 c7 amount (4insu
-nce stated in Schedulthe
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VISIT!
CNF.
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Address
9COMMULE A .1
1, Xo 1 icy Date: August 09, 1955 at 8:00 A- M-
2. p4app of insured:
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A "1,:�','TAfNiCE OF* Y-77. 98 FEET To THE TRUE1 P13INT 00
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SAID SECTION 2W A DISTAW. E OF 55.59
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TRANSAMERICA TITLE INSURANCE COMPANY
POLICY OF TITLE INSURANCE
SCHEDULE A
Amount of Insurance: $ 298,500.00 Policy No.: 1526087
Date of Policy: July 10, 1995 at 6:00 P.M.
1. Name of Insured:
Alex M. Panio, Jr. and Mary Kruse Panio
2. The estate or interest in the land described herein and which is
covered by this policy is: FEE SIMPLE
3. The estate or interest referred to herein is at Date of Policy vested
in:
Alex M. Panio, Jr. and Mary Kruse Panio
4. The land referred to in this Policy is described as follows:
(SEE ATTACHED PAGE FOR LEGAL DESCRIPTION)
TRANSAMERICA TITLE INSURANCE COMPANY
LEGAL DESCRIPTION
PARCEL I:
Policy No.: 1526087
That part of the SE1/4 of the SE1/4 of the NE1/4 of Section 28, Township 3
South, Range 69 West of the 6th P.M., described as
COMMENCING on the South line of the NEI/4 of said Section 28 at a point
whence the East Quarter Corner thereof bears North 89 deg. 41 min. East
413.75 feet;
running thence North 4 deg. 22 min. West 150.45 feet to an angle point;
thence North 6 deg. 23 min. East 85.85 feet to the TRUE POINT OF BEGINNING
of this description;
thence South 72 deg. 33 min. East 45.31 feet;
thence North 23 deg. 8 min. East 11.66 feet;
thence South 72 deg. 45.5 min. East 16.09 feet;
thence North 22 deg. 31 min. East 36.59 feet;
thence North 32 deg. 3.5 feet East 78.49 feet to the Northeast corner of
the subject property whence the aforesaid East Quarter Corner of Section
28, bears South 42 deg. 20.5 min. East 440.68 feet;
thence along the North line of the subject property North 60 deg. 50 min.
West 161.8 feet to its Northwest corner;
thence South 3 deg. 31 min. West 161.65 feet;
thence South 72 deg. 33 min. East 33.90 feet, more or less, to the POINT
OF BEGINNING,
TOGETHER WITH a non-exclusive easement or right-of-way for ingress or
egress over the following described tract:
That part of the SE1/4 of the SEI/4 of the NE1/4 of Section 28, Township 3
South, Range 69 West of the 6th P.M., described as
BEGINNING on the South line of the Northeast one-quarter of said Section
28 at a point whence the East quarter corner thereof bears North 89 deg.
41 min. East 413.75 feet;
running thence North 4 deg. 22 min. West 150.45 feet to an angle point;
thence North 6 deg. 23 min. East 85.85 feet to another angle point;
thence North 72 deg. 33 min. West 33.90 feet;
thence South 3 deg. 31 min. West 246.20 feet, more or less, to the South
line of the NEI/4 of said Section 28;
thence North 89 deg. 41 min. East along said South line 49.45 feet, more
or less, to the POINT OF BEGINNING,
EXCEPT that portion thereof lying within West 32nd Avenue,
County of Jefferson, State of Colorado.
PARCEL II:
Page 2
TRANSAMERICA TITLE INSURANCE COMPANY
Policy NO.: 1526087
SCHEDULE A - continued
LEGAL DESCRIPTION
All that portion of the SE1/4 of the NE1/4 of Section 28, Township 3
South, Range 69 West of the 6th P.M., described as follows:
BEGINNING at a point on the North line of West 32nd Avenue;
whence the East Quarter Corner of said Section 28 bears South 85 deg. 38
min. 24 sec. East, 367.92 feet;
thence North 03 deg. 27 min. 36 sec. East, 65.61 feet;
thence North 08 deg. 46 min. 16 sec. East, 34.89 feet;
thence North 09 deg. 26 min. 03 sec. East, 11.22 feet to the Northeast
Corner of subject property;
thence North 85 deg. 35 min. 10 sec. West, 70.02 feet;
thence South 04 deg. 29 min. 50 sec. East, 117.06 feet, more or less, to
the North line of West 32nd Avenue;
thence North 89 deg. 41 min. East along said North line, 49.51 feet, more
or less, to the POINT OF BEGINNING.
EXCEPT any portion thereof located within the Alois Schmidt property, as
described in deed to Tom H. Howard, recorded August 6, 1975 in Book 2756
at Page 112,
County of Jefferson, State of Colorado.
Page 3
TRANSAMERICA TITLE INSURANCE COMPANY
Policy No.: 1526087
SCHEDULE B
This Policy does not insure against loss or damage by reason of the
following:
1. Rights or claims of parties in possession not shown by the public
records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area,
encroachments, and any facts which a correct survey and inspection
of the premises would disclose and which are not shown by the
public records.
4. Any lien, or right to a lien, for services, labor or material
heretofore or hereafter furnished, imposed by law and not shown by
the public records.
5. Taxes due and payable; and any tax, special assessments, charge or
lien imposed for water or sewer service, or for any other special
taxing district. The 1994 General taxes paid, according to tax
certificate dated May 1, 1995.
6. Terms, agreements, provisions, conditions and obligations
concerning the easement described in Schedule A herein, as set
forth in Deed from Jack E. Howard to James F. Digby and Carol A.
Digby recorded February 15, 1974 in Book 2593 at Page 122.
7. Easement and right-of-way for a pipe line as reserved in Deed from
Jack E. Howard to James F. Digby and Carol A. Bigby recorded
February 15, 1974 in Book 2593 at Page 122.
8. Terms, agreements, provisions, conditions and obligations as
contained in Agreement by and between Jack E. Howard and James F.
Digby and Carol A. Digby recorded February 15, 1974 in Book 2593 at
Page 124.
9. Utility easement and right--of-way as reserved in vacation Ordinance
No. 940, Series of 1993, recorded October 01, 1993 as Reception No.
93155172.
10. Unpatented mining claims; reservations or exceptions in patents or
in Acts authorizing the issuance thereof.
Page 4
41 City of
_]��W heat 1.
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
NEIGHBORHOOD MEETING NOTES
Meeting Date:
Attending Staff:
Location of Meeting:
Property Address:
Property Owner(s):
Property Owner(s) Present?
Applicant:
Applicant Present?
Existing Zoning:
Existing Comp. Plan:
December 21, 2015
Meredith Reckert, Senior Planner
Zack Wallace, Planning Technician
10001 W. 32nd Avenue
10001 W. 32nd Avenue
AMOF Partnership
Yes — Mary Panio (AMOF Partner)
Mary Panio
Yes
Residential -One (R-1)
Neighborhoods
Existing Site Conditions:
The property is located at the northwest corner of West 32nd Avenue and Kipling Street and listed under
two addresses: 10001 W. 32nd Avenue and 3250 Hillside Drive. The property is currently zoned
Residential -One (R-1). Under special use permits, the property had been utilized as a group home for
children, and an adolescent psychiatric treatment facility, throughout the past 30 years. The facility
ceased to function in 2013.
The property is surrounded by the Residential -One zone district. On the opposite (southeast) corner of
32nd Avenue and Kipling Street is Crown Hill Park.
There are four parcels that make up the property and may be part of this land use application,
summarized in the table and map below:
Map
PIN*
Property Address*
Property Square Footage*
Owner*
A
39-281-00-030
10001 W. 32 Id Avenue
74,935
AMOF Partnership
B
39-281-00-023
3250 Hillside Drive
16,988
Mary and Alex Panio
C
39-281-00-029
3250 Hillside Drive
7,421
Mary and Alex Panio
D
39-281-00-028
Vacant
566
AMOF Partnership
*Data from the Jefferson County Accessor
www.chw heatridge.co. u s
The four parcels total 99,910 square feet (2.3 acres). According to the Jefferson County Accessor the
buildings on the site were constructed at various times between 1935 and 1982.
While this re -zoning proposal has been prompted by the desire for an event center in the main structure,
it is possible that in the future, other buildings and parcels may be utilized in the center. It would be in
the best interest of the applicant to include all parcels in the rezoning, especially considering the pending
Case No. MS -14-03, which will consolidate lots into a single parcel.
Applicant/Owner Preliminary Proposal:
The applicant is proposing to rezone the property to a Planned Mixed Use Development (PMUD), in
order to allow an event center to operate on the premises. Additionally, this zone district will provide the
property with flexibility to accommodate a range of uses in the future as a preventative measure if the
event center is not successful. The history of this property having a yearly renewed special use permit in
a residential zone district was not desirable for the owner, and she does not wish to restrict her property
with a similarly restrictive single -use zoning.
The applicant states that the site would potentially accommodate various events including private
parties, wedding ceremonies, memorials, celebrations, film and music discovery, art exhibits, small
music performances, corporate and civic meetings, seminars, day retreats, and charitable fund raisers. It
is estimated that 3-5 events per week would be held, with no overnight activity. No event services, such
as event planners, caterers, and photographers would be based on site, but would rather be contracted
through venders.
Currently, no additions to the structure are proposed, only renovations and modifications. Any additions
will be considered at a later date.
The applicant intends on meeting the parking and landscaping requirements. A civil engineer is working
on a plan to accommodate parking, and the existing landscaping will be enhanced.
The following is a summary of the neighborhood meeting:
• In addition to the applicant and staff, Kathy Stortroen was in attendance as an employee of the
AMOF Partnership. Eight members of the public attended the neighborhood meeting: Phyllis Keith,
Judy Swank, Stan & Kathy Koniz, Jeffry Enderele, Rosa & Daniel Frayre, and Cecelia Maley.
• Five neighbors came from the Overlook Estates subdivision, north of the site. Three neighbors came
from the Paramount Park subdivision, south of the site.
• Staff discussed the site, some brief history, and the current zoning.
• The applicant described her history with the property, and the former use of the property, as well as
how she had arrived at this point, after having several people look at the property, this proposed
event center appeared to be the most compatible.
• The applicant described the proposed event center use as well, and her desire as the owner of the
property to retain the buildings as they are currently.
• Members of the public asked many questions regarding zoning, land use, special use permits,
planned development, parking, and traffic. These questions are detailed below.
• 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 zone change request and proposed land use:
• Where will the parking go?
Parking will be along the fence fronting 32nd Avenue. All parking will be contained within the
confines of the property. There is the option of removing the barn for additional parking, but that
might also be needed for a retention pond.
• What will be the occupancy Level?
The occupancy level will be based on the number of parking spaces able to fit on the site. If
occupancy set by the Fire Department is higher than the occupancy per the number of parking
spaces able to be provided, the occupancy will default to the number of parking spaces.
• Would you [Mary Panio] be the scheduler/manager?
If the tenants hire me, then yes. Most have asked me to stay on board to help run those logistical
aspects.
• Are you going to sell or rent out the property?
Rent.
• Do the event center people have a business currently?
No they do not, but all the people involved have experience in the field.
• They don't think there are any issues with the property as an event center?
No, everyone from engineers to the event planners have been very excited and positive about
using this space as an event center.
• Usually weddings have alcohol, so alcohol will be allowed on the site?
Weddings and other events typically have alcohol available, it would be allowed, but managed
by the event planners for each event.
• The zoning will allow alcohol on the property? From a wedding event up to a full bar?
Meredith Reckert explained the Planned Development zoning is different from a traditional
straight -zoned district. With a Planned Development zone, you can write in these kinds of
restrictions, such as alcohol only for events. Alcohol will likely be allowed as part of an event
only, not allowed as part of the property.
• If you sell, what happens to zoning
The zoning stays with the property. If the buyers want to do something that is not detailed in the
Planned Development zoning, they will need to rezone.
• Noise Ordinance
Disturbing the peace ordinance is between the hours of IIpm and lam. We would want to write
certain provision and controls into the Planned Development regarding noise issues.
• Will you be shuttling hundreds of people in for events?
No, only what we can fit with the parking.
• Traffic Control — concern over high traffic, impacts on already busy and dangerous 32"d
Avenue/Kipling Street intersection; concern for bicyclists and pedestrians.
Meredith Reckert stated that the City would likely want to see a traffic impact study for those
same concerns. Mary Panio stated that any use of the site would increase traffic.
• Will parking along 32'd Avenue? It would block the bicycle lane.
No, the City would not allow any parking along 32nd Avenue or Kipling Street.
• Many residents stated concern over the change in zoning, but do not oppose the proposed use.
The occupancy level will be based on the number of parking spaces able to fit on the site. If
occupancy set by the Fire Department is higher than the occupancy per the number of parking
spaces able to be provided, the occupancy will default to the number of parking spaces.
• Lease terms
Not sure of anything, until the zoning is in place. Currently thinking about a 5 -year lease, but
maybe less.
• Will parking spill over into Hillside Drive?
We cannot control that. Hillside Drive is a public street.
• We like that the property is zoned Residential, why can't the event center be approved under a
special use permit rather than a zone change.
Special Use Permits are only available for certain uses within each zone district. Event centers
are not within the Residential special use permit realm.
• Concern: music blaring down the hill into backyards and homes.
The planners and owner of the property will dictate these issues. The concern is definitely
understood. This is something we can control by putting regulations and stipulations into the
event contracts.
Aside from the eight neighbors at the meeting, staff received a call during the week prior to the meeting
from a neighbor who wanted to express some concerns but would be out of town during the
neighborhood meeting.
• Melody Mascarenaz — 62 Hillside Drive
Ms. Mascarenaz was concerned with the commercial nature of this use. She stated the previous
two uses proposed (a group home for children, and a group home for women) were more in line
with the residential character of the area; however, the event center does not. Other concerns
included the lack ofparking on the site for large events, late night parties with loud music, and
delivery trucks adding traffic to the area. Ms. Mascarenaz stated that a commercial operation on
this property was not something they considered when they moved in across the street.
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1101 Bannock Street
Denver, Colorado 80204
303.892.1 166
January 22, 2016
Ms. Meredith Reckert, AICP, Senior Planner
City of Wheat Ridge Community Development
City of Wheat Ridge City Hall
7500 W. 291h Avenue
Wheat Ridge, Colorado 80033
Re: AMOF Mixed Use Planned Development - Outline Development Plan (ODP)
Dear Ms. Reckert,
W"T"
NOF,P,IS DESIGN
It is our pleasure to submit to you and the City of Wheat Ridge this application for an Outline Development Plan
(ODP). The purpose of this letter is to introduce the intent of this project and address the requirements as detailed in
Outline Development Plan Submittal Checklist.
The property this ODP encompasses is approximately 2.2 acres and is located at the northwest corner of W. 32nd
Avenue and Kipling Street within the City of Wheat Ridge. The site is currently zoned R-1 with several existing
buildings on site. This ODP application is being submitted in order to rezone the property to expand the allowable
uses. The proposed zoning would generally continue to allow the uses permitted under the current R-1 zoning, while
also allowing for a limited selection of non-residential uses such as an event center and other uses commonly
permitted within neighborhood commercial centers. These additional uses proposed as part of this application were
chosen based on their potential viability on the property and compatibility with the surrounding area which includes
mainly residential uses.
While the ODP won't preclude the future redevelopment of the site, it is anticipated that these future uses will utilize
the existing structures already on the site.
Zone Change Justification:
The following address the City of Wheat Ridge Zone Change justification:
• The need for the zone change.
Response: The property is located on a high point and at a highly visible intersection within the City of
Wheat Ridge. The property has several quality buildings already constructed that could be utilized by a
multitude of uses. The current zoning limits the uses that can use the property thusly the property currently
sits underutilized. Approving this rezoning will permit uses that can use the site "as is" and that are
compatible with the surrounding uses.
Present and future effect on the existing zone districts, development and physical character of the area.
Response: This ODP application will not adversely affect the existing neighboring zone districts,
development of the area, or the physical character of the area. The property has been developed in its
current configuration for many years, without adverse impact to the surrounding community. As previously
mentioned, while this zoning wouldn't preclude the redevelopment of the site, it is anticipated that the
property as it is currently comprised, less some accommodations for improvements to the parking area and
enhanced landscaping, will remain largely unchanged even with the addition of new permitted uses.
• Access to the area, traffic patterns and impact of the requested zone on these factors.
-1-
www.norris-design.com
Austin, TX I Chicago, IL I Denver, CO I Frisco, CO I Phoenix, AZ I Tucson, AZ
1101 Bannock Street
Denver, Colorado 80204
303.892.1166
00"is"
NOIZIZIS DESIGN
Response: Primary vehicular access will be taken via an existing connection to W. 32nd Avenue. This
connection currently exists and future development will work to increase visibility. Vehicles will utilize this
entrance to gain access to the property and the internal parking provided. A secondary point of access is
currently provided to the site at the corner of W. 32nd Avenue and Kipling Street. This access is for
emergency vehicle access only and it is anticipated that this will continue to serve in this capacity in the
future. A Traffic Conformance Letter prepared by Aldridge Transportation is included with this submittal.
This letter shows the traffic impacts of this zone change will be minimal.
• Availability of utilities.
Response: The site is presently developed with approximately 13,750 sf of buildings; it is the Applicants
understanding that all necessary utilities are in place to adequately serve the property. At the time of SDP a
more in depth look will be provided, as required.
• Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways,
parks, schools, etc.
Response: Being that site is currently developed and uses proposed have similar, if not the same, impacts
as the existing permitted uses it is anticipated that no additional adverse impacts to the public facilities or
services will occur.
A discussion of the relationship between the proposal and adopted land and/or policies of the city.
Response: The City of Wheat Ridge has a diverse offering of residential and non-residential uses that
range from long established to newly redeveloped. This site is no different, with a long established history
within the community it is ripe for an update to allow it to continue to thrive and keep up with changing
economic conditions of the City. While not specifically called out for neighborhood commercial use within the
Envision Wheat Ridge Comprehensive Plan, it does fit the profile of a site that would be appropriate for such
uses. The Envision Wheat Ridge actually accounts for these natural changes. Within the description of
Neighborhood Commercial Centers there is the following statement "Other centers may occur in the
community over time, particularly along the other neighborhood collector roadways..." Its location at a
prominent intersection and at one of the entrances to Wheat Ridge makes a great opportunity to organically
grow and permit limited non-residential uses that are compatible and complimentary with the existing
surrounding uses and provide overall value to the City of Wheat Ridge.
Zone Change Review Criteria:
Wheat Ridge has several criteria it reviews to ensure that a rezoning application is in compliance with stated
standards. The Applicant believes that this application meets or exceeds these criteria. The following details how
these criteria are 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;
Response: The zoning change will continue to generally permit the same uses that currently are permitted
on the property while strategically adding uses that are compatible and complimentary to the existing
neighborhood. The Applicant has owned and maintained this property for many years and desires to
continue to be a good neighbor and member of the community. Permitting additional uses will allow for
thriving, tax -producing businesses to remain within or move into the City.
2. The development proposed on the subject property is not feasible under any other zone district, and would
require an unreasonable number of variances or waivers and conditions; and
Response: The property being as unique as it is, requires a zoning designation that is equally as unique.
Other zone district designations would permit uses that might not be entirely compatible with the
surrounding established community. The zoning presented with this application took into consideration all
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these factors and worked to create a zoning that would work best within the community.
3. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or
the applicant will upgrade and provide such where they do not exist or are under capacity; and
Response: The property is currently developed with nearly 14,000 sf of buildings. While there is nothing to
preclude the site from being redeveloped, the intent is for the existing buildings to be utilized for the newly
permitted uses. Based on the fact there have been no service issues with current development, the
Applicant doesn't have any reason to believe there will be issues moving forward. At the time a future SDP
is submitted further investigation into service availability and the possible of upgrades will be explored, as
required.
4. At least one (1) of the following conditions exists:
a. The change of zone is in conformance, or will bring the property into conformance with, the City of
Wheat Ridge comprehensive plan goals, objectives and policies, and other city -approved policies
or plans for the area.
b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat
Ridge is in error.
c. A change of character in the area has occurred or is occurring to such a degree that it is in the
public interest to encourage redevelopment of the area or to recognize the changing character of
the area.
d. The proposed rezoning is necessary in order to provide for a community need that was not
anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan.
Response: Condition "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." is what this application most closely aligns with. The property has
been zoned for primarily residential uses for a long time, but the most recent uses (group homes,
care centers, etc.) of the property are typically considered to align more with commercial uses. In
addition, the unique character of the site and location at a main intersection that has seen a
dramatic increase in vehicular traffic means this area has changed and the timing is right to allow
additional, yet limited, non-residential uses that are compatible with the surrounding area and also
allow this property to be utilized to its highest and best use.
The Applicant believes this application meets the standards for approval within the City of Wheat Ridge.. We
appreciate your guidance and look forward to working with you and City of Wheat Ridge through the review process
and the eventual approval of this application. Please feel free to contact me with any questions or concerns.
Sincerely,
Norris Design
Ryan F. McBreen
Senior Associate
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Ir City of
Wheat R dge
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29`1' Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846
(Please print or type all information)
Applicant-MwKruse P�Ii[iS2F a n .r him Address PO Box 803 Phone q03 -5g8-7039
City Indian Hills State CO Zip $0454 Fax NIA
Owner Maar Kruse Panio AMOF Partnership Address PO Box 803 Phone 303-588-7039
City Indian Hills State t,0 Zip 80454 Fax NIA
Contact Allison Wenlund Norris Design Address 1101 Bannock Street Phone 303-892-1166
City Denver State CO Zip 80204 Fax N/A
(The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and «Titten
communication to applicant and owner.)
Location of request (address): 10001 West 32nd Avenue (Northwest Corner of W 32nd Ave & Kipling SQ
Type of action requested (check one or more of the actions listed below which pertain to your request):
Please refer to submittal checklists for complete application requirements; incomplete applications will not be accepted.
® Change of zone or zone conditions O Special Use Permit 0 Subdivision: Minor (5 lots or less)
0 Consolidation Plat 0 Conditional Use Permit 0 Subdivision: Major (More than 5 lots)
O Flood Plain Special Exception O Site Plan approval 0 Temporary Use, Building, Sign
0 Lot Line Adjustment 0 Concept Plan approval O Variance/Waiver (from Section )
O Planned Building Group D Right of Way Vacation 0 Other:
Detailed description of request: The applicant is requesting an Outline Development Plan prccess to rezone the prosy
t n ftti tusps t di hut not limiters to Event !`anter, Red and Breakfast it and Professional
_tS.t
Offices ( For full list of proposed uses Tease see the ODP Document.)
Required information: 39-281-00-029 39-281-00-030
Assessors Parcel Number: 39.281,,QN28 39-281.01023 Size of Lot (acres or square footage): 2,484 Acres
Current Zoning: Residential -One (R-1) Proposed Zoning: Planned Developg)ent (PD)
Current Use: gesirdenlial Treatment Center Proposed Use: EDat Center
I cert f , that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, I am
acting tivith the knowledge and consent of those persons listed above, without whose consent the requested action cannot lattfidly be accomplished.
Applicants other than owners Hurst submit power -of pttorney f'onz the ownerit approved of this action on his behalf.
Notarized Signature of Applicant s 7; -
State ofColorado SUSAN NOREEN PARKER
County ofLti—`�Yw� } SS NOTARY PUBLIC
1tATE OF COLORADO
The foregoing instrument (Land Use Processing Application) was acknowledged N()TAAV M 0 20094018991
.t,0NM "I N eXPIRES JUNE 30, 2011
by, me this l day of J t5 # :Y' 20 ik,- by K, it
Notary Public
My commission expires 0 -,30 /201
To be filled out by staff:
Date received Fee S Receipt No. Case No.
Comp Plan Design Zoning Quarter Section Map
Related Case No. ____ Pre -App Mtg. Date Case Manager