HomeMy WebLinkAboutWZ-16-082017040946 4/19/201712:18 PM
PGS 4 $28.00 DF $0.00
Electronically Recorded Jefferson County, CO
Faye Griffin, Clerk and Recorder TD1000 N
CITY OF WHEAT RIDGE
INTRODUCED BY COUNCIL MEMBER DAVIS
COUNCIL BILL NO. 03
ORDINANCE NO. 1619
Series of 2017
TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY
LOCATED AT 4255 YARROW STREET FROM RESIDENTIAL -
TWO (R-2) TO MIXED USE -NEIGHBORHOOD (MU -N) (CASE
NO. WZ-16-08/ENVIROFINANCE GROUP)
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, EnviroFinance Group, LLC has submitted a land use application for
approval of a zone change to the Mixed Use -Neighborhood (MU -N) zone district for
property located at 4255 Yarrow Street; and,
WHEREAS, the City of Wheat Ridge has adopted a Comprehensive Plan –
Envision Wheat Ridge — which calls for the redevelopment of and reinvestment in
underutilized properties; and,
WHEREAS, The City of Wheat Ridge has adopted the Wadsworth Corridor Plan
which designates the property as Medium High Density Residential; and,
WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing
on February 16, 2017 and voted to recommend approval of rezoning the property to
Mixed Use -Neighborhood (MU -N) ,
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by EnviroFinance Group, LLC for approval of a
zone change ordinance from Residential –Two (R-2) to Mixed Use -Neighborhood
(MU -N) for property located at 4255 Yarrow Street, and pursuant to the findings
made based on testimony and evidence presented at a public hearing before the
Wheat Ridge City Council, a zone change is approved for the following described
land:
PARCEL A:
THAT PART OF THE NEORTHWEST'/4 OF THE NORTHEAST'/4 OF THE
SOUTHWEST'/4 SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT WHICH BEARS NORTH [00'15 '281 EAST, 160
FEET FROM THE SOUTHWEST CORNER OF SAID NORTHWEST'/4 ON THE
WEST LINE THEREOF; THENCE NORTH ALONG THE EAST LINE OF SAID
NORTHEWEST % DISTANCE OF [2341 FEET; THENCE EAST PARALLEL TO
THE SOUTH BOUNDARY OF SAID NORTHWEST'/4 TO THE WEST
BOUNDARY LINE YARROW STREET AS DESCRIBED IN INSTRUMENT
RECORDED DECEMBER 4, 1961 IN BOOK [1429] AT PAGE [526],
JEFFERSON COUNTY RECORDS; THENCE SOUTH [00 '17' '44'] WEST
ALONG THE WEST LINE OF YARROW STREET TO A POINT [15] FEET
NORTH OF THE SOUTH BOUNDARY LINE OF SAID NORTHWEST 1/4;
THENCE TO THE RIGHT ALONG THE ARC OF A CURVE, HAVING A RADIUS
OF [15] FEET, A DISTANCE OF [23.56] FEET TO A POINT ON THE SOUTH
LINE OF SAID NORTHWEST [1/4]; THENCE NORTH [89 "47 ' 19"] WEST
ALONG THE SOUTH LINE OF SAID NORTHWEST'/, A ISTANCE OF [260.72
FEET; THENCE NORTH PARALLEL TO THE WEST BOUNDARY LINE OF
SAID NORTHWEST'/, A DISTANCE OF [160] FEET; THENCE WEST AND
PARALLEL TO THE SOUTHERLY LINE OF SAID NORTHWEST'/4 A
DISTANCE OF [358] FEET MORE OR LESS TO THE POINT OF BEGINNING.
PARCEL B:
ACCESS AND EASEMENT MAINTENANCE EASEMENTS AS GRANTED AND
SET FORTH IN THE WARRANTY DEED RECORDED [AUGUST 26, 1976] IN
BOOK [2894] AT PAGE [513].
SUBJECT TO ALL RIGHTS OF WAY AND EASEMENTS OF RECORD.
PARCEL C:
THAT PART OF THE NEORTHWEST'/4 OF THE NORTHEAST'/4 OF THE
SOUTHWEST'/4 SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST Y4
AND FOLLOWING THE WEST LINE THEREOF NORTH [0"15'28] EAST A
DISTANCE OF [394.00] FEET TO THE NORTHWEST CORNER OF THE
PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED IN THE
JEFFERSON COUNTY CLERK AND RECORDERS OFFICE RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513], SAID POINT ALSO BEING
THE SOUTHWEST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE SOUTH [89 " 47 " 19"] EAST ALONG THE NORTH
LINE OF SAID PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513] A DISTANCE OF [104.15]
FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG
THE NORTH LINE OF SAID PARCEL SOUTH [89 " 47 ' 19'] EAST A DISTANCE
OF [529.99] FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF
YARROW STREET; THENCE FOLLOWING THE WEST RIGHT OF WAY LINE
OF YARROW STREET NORTH [0 "17' 44"] EAST A DISTANCE OF [7.10] FEET
TO THE SOUTHEAST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE FOLLOWING THE SOUTH LINE OF THE CHARLES
GRAUL JR. MINOR SUBDIVISION NORTH [89 " 47'52'1 WEST A DISTANCE
OF [530.0] FEET; THENCE SOUTH [ 0 " 15 ' 28 `] WEST A DSITANCE OF [7.02]
FEET TO THE TRUE POINT OF BEGINNING.
COUNTY OF JEFFERSON, STATE OF COLORADO
PARCEL D:
NON-EXCLUSIVE EASEMENT FOR SEWER LINE AS GRANTED AND SET
FORTH IN EASEMENT AGREEMENT RECORDED MAY 18, 2009 UNDER
RECEPTION NO. 2009044993.
Section 2. Additional Conditions
The following additional conditions are hereby applied to the zone change hereby
approved -
1 .
pproved:
1. Additional traffic information shall be submitted at the time of administrative
site plan review to determine whether the installation of a traffic signal at the
corner of 44th and Yarrow is warranted. If it is warranted, the applicant will be
responsible for the proportional share of the cost of such signal installation.
2. The City shall continue working with the applicant regarding interface with
Happiness Gardens.
3. The City shall continue to work on the review of possible additional access
points from the streets into the development.
Section 3. 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 4. 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 5. 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 6 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 5 to 0 on
this 13th day of March 2017, ordered it published with Public Hearing and consideration
on final passage set for Monday, April 10, 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 8 to 0, this 10th day of April 2017.
SIGNED by the Mayor on this 10th day of April 2017.
J00LOR
w E4�GEALPDa J 40 J y,
ATTEST-
g�'�-
-2ji-d- I A-& � -, �
elle Shaver, City Clerk
Approypad-ps, to FQrm
Ge d Dahl, City Attorney
1St publication: March 16, 2017
2nd publication: April 13, 2017
Wheat Ridge Transcript:
Effective Date: April 28, 2017
City of
Wle
heat dge
�MUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave.
April 21, 2017
Kevin Byerly
JDB, LLC
PO Box 40875
Denver, CO 80204
Dear Mr. Byerly:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
At its meeting of February 16, 2017, Planning Commission recommended APPROVAL of Case
No. WZ-16-08, a request for approval of a zone change from Residential -Two (R-2) to Mixed
Use -Neighborhood (MU -N) for property located at 4255 Yarrow Street, for the following reasons:
1. The proposed zone change will promote the public health, safety or welfare of the
community.
2. The proposed zone change is consistent with the goals and objectives of the City's
Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the property and my
serve as a catalyst for other property redevelopment or improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative site plan review to
determine whether the installation of a traffic signal at the corner of 44`i' and Yarrow is
warranted. If it is warranted, the applicant will be responsible for the proportional share of
the cost of such signal installation.
At its meeting of April 10, 2017, City Council APPROVED Case No. WZ-16-08, a request for
approval of a zone change from Residential -Two (R-2) to Mixed Use -Neighborhood (MU -N) for
property located at 4255 Yarrow Street, for the following reasons:
1. City Council has conducted a proper public hearing meeting all public notice requirements as
required by Section 26-109 of the Code of Laws.
2. The requested zoning has been reviewed by Planning Commission, which has forwarded its
recommendation for approval.
3. The requested rezoning has been found to comply with the "criteria for review" in Section 26-
112-E of the Code of Laws.
With the following conditions:
1. Additional traffic information be submitted at site plan review, including consideration of a
www.ci.wheatridge.co.us
traffic signal at 44h Avenue and Yarrow Street.
2. The City continue working with the applicant regarding interface with Happiness Gardens.
3. The City continue to work on the review of possible additional access points from the streets
into the development.
If you have not done so already, please remove the posting signs associated with this case from
the property. Please feel free to contact me at 303-235-2846 if you have any questions.
Sincerely,
Tammy Odean
Administrative Assistant
Enclosure: Planning Commission Minutes
Draft of City Council Minutes
cc: Sarah Laverty, EnviroFinance Group, LLC
WZ-16-08 (case file)
WZ 1608.doc
1. Council Bill 03-2017 — An Ordinance approving the rezoning of property located at
4255 Yarrow Street from Residential -Two (R-2) to Mixed Use Neighborhood (MU -
N) (Case No. WZ-16-08/Envirofinance Group)
The purpose of the rezoning is to modify and expand the list of permitted uses and to simplify the
review and approval process for future development on the property.
Councilmember Davis introduced Council Bill 03-2017.
City Clerk Shaver assigned Ordinance No. 1619.
Mayor Jay opened the public hearing and swore in the speakers.
Staff presentation
Meredith Reckert entered into the record the comprehensive plan, the zoning ordinance, the case file
and packet materials, and the contents of the digital presentation. She testified that all posting and
notification requirements had been met.
Existing conditions and request
• Rezoning to MU -N will modify the list of uses, and modify the review process.
• The property is 4.52 acres and contains greenhouses built in the 1940's.
• The property is contaminated due to prior uses and will have to be remediated.
• The property is surrounded by R-2 zoning that is predominately single family,
with C-1 to the north (including commercial, medical office and a new assisted
living facility), R-3 (apartments) to the east, Happiness Gardens on the west,
single family to the south, and Wilmore Davis Elementary School to the
southwest.
• R-2 (current zoning) allows for single and two family residential, a 35' height limit,
maximum lot coverage of 40%, and 25' minimum front setbacks.
• MU -N allows 21 residential units per acre and commercial uses (office, service,
retail, and restaurant); encourages higher density; and has development
standards, a 35' height limit for residential, and a 50' height limit for
commercial. Maximum lot coverage is 85%-90% and the minimum front setback
is 0'-20'.
• If the property is mitigated, it will be mitigated to state standards for residential.
Staff analysis of the zoning criteria
• The property is adjacent to the 44th Ave Corridor, which the Comprehensive Plan
lists as neighborhood commercial corridor.
• The property, designated as Neighborhood, is on the edge of the Wadsworth
Subarea Plan which suggests medium high density (up to 21 units per acre).
• Staff believes this application is consistent with the goals and objectives of the
City guiding documents and that the criteria supports the zone change.
• Staff believes the MU -N zone will promote public health, safety and welfare; will
add value by redevelopment; will offer an appropriate transition with adjacent
land uses; and may be a catalyst for other improvements in the area.
• Staff has determined that local streets are adequate to support the MU -N, but will
look at the possibility of the need for a signal at 44th & Yarrow.
• All public agencies can serve the property, with upgrades at the owner's
expense.
Zoning process
• A neighborhood meeting was held last December; 10 attended; traffic from the
development was a concern, as well as transition between the development and
Happiness Gardens
• Planning Commission recommended approval 4-1.
• There are no concerns from City departments; site plan review will be done by staff.
• Approval of the Specific Development Plan will be done by staff. If a plat is required
there would be a public hearing.
Staff recommends approval with two conditions:
1) Additional traffic information be submitted at site plan review
2) City continues to work with applicant regarding interface with Happiness Gardens
Council questions
Councilmember Duran: The single family house to the south is a different owner and will remain. What
steps will be taken to protect the neighbors during soil remediation? State and federal regulations will
apply.
Councilmember Pond asked why the recommended conditions weren't in the motion. Staff will get that
language.
Councilmember Mathews asked why so many uses were necessary, as this is not on 44th Avenue? Due
to timing, the applicant prefers mixed use. Staff believes some low level commercial uses would be
appropriate.
Councilmember Fitzgerald asked if 749 traffic passes per day will degrade 44th Ave or affect the
Wadsworth Plan. Mr. Westberg testified that capacity is not an issue. 44th has 11-14K cars a day, but
can handle up to 20K. The majority of traffic back-ups on 44th and Wadsworth should improve when
Wadsworth gets redone. This development shouldn't affect anything that's happening on Wadsworth.
Councilmember Wooden's questions about the history of the property were deferred to the applicant.
Councilmember Hoppe noted the zoning would allow 94 units, but the developer is only building
70. — She inquired about the shade impact to Happiness Gardens. Ms. Reckert noted the mature
spruce trees already there make some shade. There will be a 30 foot setback. Parks & Recreation staff
take equipment to Happiness Gardens through the greenhouse site. They don't think it will be a
problem. They will work with the applicant to ensure good function for Happiness Gardens. — Any plan
for buffers adjacent to the school were deferred to the applicant. That would be considered with site
plan review.
Councilmember Davis found that R-3 and R -3A are applicable, and noted that PRD was discussed at the
Planning Commission level. She understands it is faster to do Mixed Use, doesn't feel commercial is
appropriate, and asked how much extra time a PRD would take. Ms. Reckert thought a couple of
months. She testified that the extra documentation required for PRD would not change traffic volume,
but would show buffers and entrances. The applicant had a choice and preferred Mixed Use.
Ms. Reckert testified that due to more staff review steps a PRD has more fees.
Councilmember Mathews inquired about the uncertainty of traffic volume given the multiple options for
use. Ms. Reckert said there can be no restrictions on use. Mr. Johnstone added that staff review will
consider the actual use.
Mr. Goff advised that the MU -N zoning was added by a previous Council to make the process faster,
cheaper, and more predictable for the developer.
Councilmember Wooden confirmed adjacent land uses on 44th
Applicant
Cameron Bertron (Denver) represents the owner. His firm specializes in properties that require
remediation. He gave reasons why he believes this project will be beneficial to the neighborhood and
the community, and answered questions from Council.
• Property owners have entered a plan with the state for voluntary clean-up to
residential standards. The higher density is necessary financially.
• Past owners have proposed redevelopment of the property but they believe they
have the right mix.
• They will meet with neighbors to make sure their questions get answered as work
goes on.
• MU -N is preferred because it allows the highest and best use. It has design
standards, setbacks and open space requirements. Traffic counts will have to be
addressed.
• Commercial development is unlikely since the assisted living facility went in.
• The state (CDPHE) will always have the final say on the site plan. It's best to
allow a level of flexibility until the amount of remediation is known and
completed. Without that, they can't make any level of commitment for use.
• History: The first greenhouses were built in the 1930's for carnations. In the
1970's it was converted to a landscaping greenhouse, which ceased to use the
84 concrete beds. A majority of the pesticide contamination occurred during the
carnation days. Most recently it was leased to organic tomato growers. Having
no active user for two years has led to dilapidation, the stripping of materials and
use by the homeless.
• There are some underground issues related to fuel tanks.
He doesn't think the property has ever been listed, but there have been some
pending contracts for sale during the last two years.
This is a small sized project for their company. (They redeveloped the old St.
Anthony's site and the ARCO site.)
Mayor Jay closed the public hearing
There was brief discussion about how to include conditions.
Motion by Councilmember Davis to approve Council Bill 03-2017, an ordinance approving the rezoning
of property located at 4255 Yarrow Street from Residential -Two (R-2) to Mixed Use Neighborhood (MU-
N), on second reading, and that it takes effect fifteen (15) days after final publication, for the following
reasons:
1. City Council has conducted a proper public hearing meeting all public notice
requirements as required by Section 26-109 of the Code of Laws.
2. The requested rezoning has been reviewed by the Planning Commission, which
has forwarded its recommendation for approval.
3. The requested rezoning has been found to comply with the "criteria for review" in
Section 26-112-E of the Cod e of Laws.
with the following conditions:
1. Additional traffic information be submitted at site plan review, including
consideration of a traffic signal at 44th Avenue and Yarrow Street.
2. The City continue working with the applicant regarding interface with Happiness
Gardens.
3. The City continue to work on the review of possible additional access points from
the streets into the development.
seconded by Councilmember Pond.
Councilmember Urban suggested using the wording of the condition as stated in the Planning
Commission minutes:
"Additional traffic information be submitted at the time of administrative site plan review to
determine whether the installation of a traffic signal at the corner of 44th and Yarrow is
warranted. If it is warranted, the applicant will be responsible for the proportional share of the
cost of such signal installation."
Councilmember Davis agreed to the substitution of the Planning Commission language for condition
#1. The second agreed.
Councilmember Davis asked Mr. Bertron to let her help with the neighborhood meeting.
Further discussion included a question about the effects of the Wadsworth project on this area;
confirmation that without the added condition no traffic study would be required; and an opinion that
the criteria have been met.
The motion, with revised wording for Condition #1, carried 8-0.
7. PUBLIC HEARING
A. Case No: WZ-16-08: An application filed by EnfiroFinance Group for approval of
a zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N)
VF for the property located at 4255 Yarrow Street.
Ms. Reckert gave a short presentation regarding the Zone Change and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case.
Commissioner LEO asked if this project falls within the Urban Renewal Area.
Ms. Reckert explained the Urban Renewal area is more towards Wadsworth and
this property is just at the edge of it. This case was sent to the Urban Renewal
Director and he had no comments.
Commissioner DORSEY asked if there could be a street built to connect 42nd with
Wadsworth.
Ms. Reckert thought it highly unlikely that a street connection will be extended
from Yarrow west to Ammons but there may be an opportunity for an extension to
the east.
Mr. Westberg concurred and added that a long range planning effort could be
explored for an extension of 42nd Avenue from Wadsworth to Yarrow Street with a
possible crossover signal.
Commissioner DORSEY hoped this would alleviate some of the traffic.
Commissioner BODEN asked about the possibility of a 35 -foot structure being
built on the property and whether a 30 -foot buffer would impair Happiness
Garden's sunlight.
Ms. Reckert explained there have been and will continue to be conversations with
the City Forester, Margaret Paget, who manages Happiness Garden's regarding the
interface between the two properties. .
Commissioner OHM inquired about the zoning on Happiness Gardens.
Ms. Reckert replied that it is zoned Residential -Two (R-2).
Commissioner OHM asked if Yarrow Street is a neighborhood main street
commercial corridor. He wondered why this property being two lots deep should
be rezoned to MU -N when compared to the 38th Corridor, which was rezoned to
Planning Commission Minutes -2—
February
2—
February 16, 2017
MU -N and is only one lot deep. He wondered whether a zone change to
Residential -Three, (R-3) was considered.
Ms. Reckert explained that 381h Avenue has different characteristics than 44th
Avenue. While different zone change options were discussed with the applicant,
the zone change to MU -N was more desirable because of the shorter processing
time. .
Commissioner OHM also asked about possible installation of a traffic light at
Yarrow Street and 44th Avenue intersection. He expressed concern with sight
distance at the intersection due to the retaining wall for the assisted living facility.
He expressed additional concern for redirected traffic once construction on
Wadsworth begins and the need for storm drainage improvements at the
Wadsworth and 44th Avenue intersection.
Mr. Westberg stated there is no plan to extend the storm water drainage west on
44th Avenue but there are plans to remediate drainage issues at the 44th/Wadsworth
intersection.
Cameron Bertron, EnviroFinance Group
4601 DTC Blvd. #130, Denver
Mr. Bertron explained to the Commission that his group specializes in Brownfield
redevelopment and remediation of contaminated sites and that they will be cleaning
this site to a residential standard, which is more intensive than the commercial
standard.
Commissioner BODEN asked again about the 30 -foot buffer and sunlight.
Mr. Bertron explained that there will be less of an impact from the structures on the
site than the 30 -foot pine trees on the eastern side of Happiness Gardens. He also
explained there will be nice open space transition to the open space on Happiness
Gardens.
Discussion continued about potential traffic and drainage impacts from the site
being developed.
Commissioner WEAVER indicated that she is in support of the zone change but
that she understands the traffic concerns. She is more concerned about the
contamination on the site and feels it needs to be remediated in an appropriate way
by a developer familiar with the procedures.
Commissioner OHM indicated his awareness of issues with remediation but is still
concerned about traffic impacting the neighborhood. He also has concerns about
mixed-use zoning being placed in neighborhoods instead of straight residential or
planned development zoning.
Planning Commission Minutes -3—
February
3—
February 16, 2017
Ms. Reckert stated that because the site is over 1 -acre, it could not be rezoned to R-
3. The Planned Development process would take longer than the mixed-use zone
change.
Mr. Westberg added that the City will be asking for traffic impact study with the
site plan and plat.
It was moved by Commissioner SODEN and seconded by Commissioner
WEAVER to recommend approval of Case No. WZ-16-08, a request for
approval of a zone change from Residential -Two (R-2) to Mixed Use -
Neighborhood (MU -N) for property located at 4255 Yarrow Street for the
following reasons:
1. The proposed zone change will promote the public health, safety, and
welfare of the community.
2. The proposed zone change is consistent with the goals and objectives of
the City's Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the
property and may serve as a catalyst for other property redevelopment or
improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative
site plan review to determine whether the installation of a traffic signal at
the corner of 44th and Yarrow is warranted. If it is warranted, the
applicant will be responsible for the proportional share of the cost of such
signal installation.
Motion carried 4-1, with Commissioner OHM denying.
B. Case No. MS -16-04: an application filed by Regency Centers for US Retail
Partners for approval of a three -lot minor subdivision for property zoned Planned
Commercial Development (PCD) located at approximately 3400 Youngfield Street.
Ms. Reckert gave a short presentation regarding the Minor Subdivision and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements had been met, therefore the
Planning Commission has jurisdiction to hear this case.
Dan Daly, 12498 W 35t' Avenue, Wheat Ridge
Planning Commission Minutes -4—
February
4—
February 16, 2017
Case No. WZ-16-08/EFG
A request for approval of a zone change
from Residential -Two (R-2) to
Mixed Use -Neighborhood (MU -N) at 4255 Yarrow Street
City c—il April 10, 2017
05/16/2017
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View of assisted living facility to the north
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Yew looking southeast fiom Yarrow
View looking west from Yarrow
05/16/2017
7
View looking west along northern drive
View looking west at home to the south
Yew looking southwest at Happiness Gardens
Yew looking north from 41st
05/16/2017
View looking north from 41' Avenue
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Zone change criteria
• No mistake on the zoning map
• Consistent with goals and objectives of the City's
guiding documents
Will promote the health, safety and welfare and add
value by redevelopment and revitalization of he
property — may act as a catalyst for other area
improvements
• The character of the area has changed with additional
traffic on 4411 and property investment in the area
• All agencies can serve with improvements installed
by the developer
M
Process
Neighborhood Meeting:
Held on December 15, 2016
10 persons in attendance — concerns about traffic from the
development and in the neighborhood, transition between
property and Happiness Gardens
Planning Commission Action:
Reviewed at a public hearing on February 16, 2017
Recommended approval 41
Referral:
No concerns from city departments or agencies
Subsequent referral for site plan review
Next steps:
Specific development plan—reviewed administratively
Plat, if required — public hearings
Building permit
05/16/2017
Staff Recommendation
Staff recommends approval for the following reasons:
• Zone change will promote the public health, safety and
welfare
• Zone change is consistent with the City's guiding documents.
• Will promote redevelopment and revitalization of the property
and may act as a catalyst
• The criteria used to evaluate a zone change support the
request.
With the following conditions:
• Additional traffic info be submitted at site plan review
• City continue working with applicant re, interface with
Happiness Gardens
5
City of
Wheat�dge
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ITEM NO: 3
DATE: April 10, 2017
REQUEST FOR CITY COUNCIL ACTION
TITLE: COUNCIL BILL NO. 03-2017 - AN ORDINANCE APPROVING
THE REZONING OF PROPERTY LOCATED AT 4255
YARROW STREET FROM RESIDENTIAL -TWO (R-2) TO
MIXED USE NEIGHBORHOOD (MU -N) (CASE NO. WZ-16-
08/ENVIROFINANCE GROUP)
® PUBLIC HEARING ❑ ORDINANCES FOR 1 ST READING (03/13/2017)
❑ BIDS/MOTIONS ® ORDINANCES FOR 2ND READING (04/10/2017)
❑ RESOLUTIONS
QUASI-JUDICIAL: ® YES
Community Development Director
❑ NO
Lwum&
City Manager
ISSUE:
The applicant is requesting approval of a zone change from Residential -Two to Mixed Use
Neighborhood (MU -N) for property located at 4255 Yarrow Street.
The purpose of the rezoning is to modify and expand the list of permitted uses and to simplify the
review and approval process for future redevelopment on the property.
PRIOR ACTION:
Planning Commission heard this request at a public hearing on February 16, 2017, and gave a
recommendation of approval. The staff report and meeting minutes from that meeting are
attached.
FINANCIAL IMPACT:
The proposed zone change is not expected to have a direct financial impact on the City. Fees in
the amount of $1,390 were collected for the review and processing of Case No. WZ-16-08.
If the proposed rezoning is approved, there could be an advancement of the City's goals for the
redevelopment of underutilized properties and increased housing choices in the community.
Council Action Form — EnviroFinance Group
April 10, 2017
Page 2
BACKGROUND:
The site is located at 4255 Yarrow Street, south of 44' Avenue and west of Wadsworth Blvd.
According to the Jefferson County Assessor, the property is 4.52 acres in size and is unplatted.
The property contains a non -conforming greenhouse that was constructed in the 1940's, with
minor modifications completed subsequently. The building is currently vacant. Both the building
and site are generally in disrepair.
The subject property is "L" -shaped and has roughly 400 feet of frontage along Yarrow Street and
roughly 275 feet of street frontage along 42nd Avenue. The property has significant environmental
contamination from the pesticides and fuel used by the greenhouse. The contamination will
require remediation prior to any disturbance of soil on the site.
West 44th Avenue carries between 11,000 and 12,000 vehicles per day and land use on the corridor
includes a variety of commercial, residential and multi -family uses. Investment along this portion
of West 44th Avenue includes newer medical offices and most recently, completion of an assisted
living community directly to the north.
With regard to traffic impacts, based on trip generation information reviewed during the referral
process, it has been determined that the local streets are adequate to support the rezoning request
and a full traffic study was not required. Additional traffic analysis will be required during the
administrative site plan review process, including further consideration of whether a traffic signal
is warranted at 4401 and Yarrow. Attached is preliminary traffic information submitted by the
applicant.
Surrounding Land Uses
Surrounding properties include a variety of land uses. Immediately to the west is a parcel zoned
Residential -Two (R-2) that contains a community garden, owned by the City of Wheat Ridge,
known as Happiness Gardens. Beyond that parcel to the west are properties zoned R-2 that
contain primarily single-family dwellings. The roughly one -acre property to the south is zoned R-
2 and contains a single family home. Beyond this to the south is Wilmore-Davis Elementary
School and its associated play fields. Also on the southern side of the subject property are
properties zoned R-2 that contain single-family homes. To the east is a multi -family property
zoned Residential Three (R-3). Properties to the north front 44th Avenue and contain a variety of
commercial businesses and are zoned Commercial -One (C-1).
Current and Proposed Zoning
The existing zoning on the property is Residential -Two (R-2) which allows low density single and
two-family construction. The applicant is requesting the property be rezoned to Mixed Use —
Neighborhood (MU -N) to allow the construction of a new multi -family housing development.
The MU -N zoning allows a variety of residential, commercial and civic land uses. Multi -family
development in the MU -N zone district is allowed at a density of up to 21 units per acre and a
maximum height of 35 feet, consistent with the City Charter limitations.
Council Action Form — EnviroFinance Group
April 10, 2017
Page 3
The MU -N zone district has been established for locations along neighborhood main streets and at
neighborhood commercial centers. It was established to encourage medium to high density mixed
use development. As there are a wide variety of land uses in the surrounding area, a zone change
to MU -N at this location could provide an appropriate transition from the more intense
commercial land uses along 44h Avenue to the single-family homes to the south. Staff believes
multi -family residential redevelopment of the property is appropriate and consistent with
applicable policy documents adopted by the City.
The application has been through the standard referral process with no concerns raised by any
outside agencies or City departments. A separate referral process will be required as part of future
site development.
RECOMMENDED MOTION:
"I move to approve Council Bill No. 03-2017, an ordinance approving the rezoning of property
located at 4255 Yarrow Street from Residential -Two (R-2) to Mixed Use — Neighborhood (MU -N)
on second reading and that it take effect 15 days after final publication for the following reasons:
1. City Council has conducted a proper public hearing meeting all public notice
requirements as required by Section 26-109 of the Code of Laws.
2. The requested rezoning has been reviewed by the Planning Commission, which has
forwarded its recommendation of approval.
3. The requested rezoning has been found to comply with the "criteria for review" in
Section 26-112-E of the Code of Laws."
Or,
"I move to table indefinitely Council Bill No. 03-2017, an ordinance approving the rezoning of
property located at 4255 Yarrow Street from Residential -Two (R-2) to Mixed Use —
Neighborhood (MU -N) for the following reasons:
1.
2.
3."
REPORT PREPARED/REVIEWED BY:
Meredith Reckert, Senior Planner
Kenneth Johnstone, Community Development Director
Patrick Goff, City Manager
ATTACHMENTS:
1. Council Bill No. 03-2017
2. Planning Commission staff report with attachments
3. Planning Commission minutes
4. Preliminary traffic information
CITY OF WHEAT RIDGE
INTRODUCED BY COUNCIL MEMBER DAVIS
COUNCIL BILL NO. 03
ORDINANCE NO.
Series of 2017
TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY
LOCATED AT 4255 YARROW STREET FROM RESIDENTIAL -
TWO (R-2) TO MIXED USE -NEIGHBORHOOD (MU -N) (CASE
NO. WZ-16-08/ENVIROFINANCE GROUP)
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, EnviroFinance Group, LLC has submitted a land use application for
approval of a zone change to the Mixed Use -Neighborhood (MU -N) zone district for
property located at 4255 Yarrow Street; and,
WHEREAS, the City of Wheat Ridge has adopted a Comprehensive Plan –
Envision Wheat Ridge — which calls for the redevelopment of and reinvestment in
underutilized properties; and,
WHEREAS, The City of Wheat Ridge has adopted the Wadsworth Corridor Plan
which designates the property as Medium High Density Residential; and,
WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing
on February 16, 2017 and voted to recommend approval of rezoning the property to
Mixed Use -Neighborhood (MU -N) ,
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by EnviroFinance Group, LLC for approval of a
zone change ordinance from Residential –Two (R-2) to Mixed Use -Neighborhood
(MU -N) for property located at 4255 Yarrow Street, and pursuant to the findings
made based on testimony and evidence presented at a public hearing before the
Wheat Ridge City Council, a zone change is approved for the following described
land:
PARCEL A:
THAT PART OF THE NEORTHWEST'/ OF THE NORTHEAST'/ OF THE
SOUTHWEST'/ SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT WHICH BEARS NORTH [00'15'28] EAST, 160
FEET FROM THE SOUTHWEST CORNER OF SAID NORTHWEST'/ ON THE
WEST LINE THEREOF; THENCE NORTH ALONG THE EAST LINE OF SAID
NORTHEWEST'/4 DISTANCE OF [234] FEET; THENCE EAST PARALLEL TO
Attachment 1
THE SOUTH BOUNDARY OF SAID NORTHWEST'/4 TO THE WEST
BOUNDARY LINE YARROW STREET AS DESCRIBED IN INSTRUMENT
RECORDED DECEMBER 4, 1961 IN BOOK [1429] AT PAGE [526],
JEFFERSON COUNTY RECORDS; THENCE SOUTH [00 '17' '44'] WEST
ALONG THE WEST LINE OF YARROW STREET TO A POINT [15] FEET
NORTH OF THE SOUTH BOUNDARY LINE OF SAID NORTHWEST 1/4;
THENCE TO THE RIGHT ALONG THE ARC OF A CURVE, HAVING A RADIUS
OF [15] FEET, A DISTANCE OF [23.56] FEET TO A POINT ON THE SOUTH
LINE OF SAID NORTHWEST [1/4]; THENCE NORTH [89 "47 ' 19"] WEST
ALONG THE SOUTH LINE OF SAID NORTHWEST'/4A ISTANCE OF [260.72
FEET; THENCE NORTH PARALLEL TO THE WEST BOUNDARY LINE OF
SAID NORTHWEST/4A DISTANCE OF [160] FEET; THENCE WEST AND
PARALLEL TO THE SOUTHERLY LINE OF SAID NORTHWEST'/4A
DISTANCE OF [358] FEET MORE OR LESS TO THE POINT OF BEGINNING.
PARCEL B:
ACCESS AND EASEMENT MAINTENANCE EASEMENTS AS GRANTED AND
SET FORTH IN THE WARRANTY DEED RECORDED [AUGUST 26, 1976] IN
BOOK [2894] AT PAGE [513].
SUBJECT TO ALL RIGHTS OF WAY AND EASEMENTS OF RECORD.
PARCEL C:
THAT PART OF THE NEORTHWEST'/4 OF THE NORTHEAST'/4 OF THE
SOUTHWEST'/ SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST 114
AND FOLLOWING THE WEST LINE THEREOF NORTH [0"15'28] EAST A
DISTANCE OF [394.00] FEET TO THE NORTHWEST CORNER OF THE
PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED IN THE
JEFFERSON COUNTY CLERK AND RECORDERS OFFICE RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513], SAID POINT ALSO BEING
THE SOUTHWEST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE SOUTH [89 " 47 " 19"] EAST ALONG THE NORTH
LINE OF SAID PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513] A DISTANCE OF [104.15]
FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG
THE NORTH LINE OF SAID PARCEL SOUTH [89 " 47 ' 19'] EAST A DISTANCE
OF [529.99] FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF
YARROW STREET; THENCE FOLLOWING THE WEST RIGHT OF WAY LINE
OF YARROW STREET NORTH [0 "17'44"] EAST A DISTANCE OF [7.10] FEET
TO THE SOUTHEAST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE FOLLOWING THE SOUTH LINE OF THE CHARLES
GRAUL JR. MINOR SUBDIVISION NORTH [89 " 47 ' 52'] WEST A DISTANCE
OF [530.0] FEET; THENCE SOUTH [ 0 " 15 ' 28 '] WEST A DSITANCE OF [7.02]
FEET TO THE TRUE POINT OF BEGINNING.
COUNTY OF JEFFERSON, STATE OF COLORADO
PARCEL D.-
NON-EXCLUSIVE
:NON-EXCLUSIVE EASEMENT FOR SEWER LINE AS GRANTED AND SET
FORTH IN EASEMENT AGREEMENT RECORDED MAY 18, 2009 UNDER
RECEPTION NO. 2009044993.
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 5 to 0 on
this 13th day of March 2017, ordered it published with Public Hearing and consideration
on final passage set for Monday, April 10, 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 day of , 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: March 16, 2017
2nd publication:
Wheat Ridge Transcript:
Effective Date:
City of
" Wh6atl[
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: Meredith Reckert
DATE OF MEETING: February 16, 2017
CASE NO. & NAME: WZ-16-08/EnviroFinance Group (EFG)
ACTION REQUESTED: Approval of a zone change from Residential -Two (R-2) to
Mixed Use -Neighborhood (MU -N)
LOCATION OF REQUEST: 4255 Yarrow Street
PROPERTY OWNER: JDB, LLC
APPROXIMATE AREA: 4.52 acres
PRESENT ZONING: Residential -Two (R-2)
COMPREHENSIVE PLAN: Neighborhood
ENTER INTO RECORD:
COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS
ZONING ORDINANCE DIGITAL PRESENTATION
All notification and posting requirements have been met; therefore, there is jurisdiction to hear
this case.
REQUEST
This application is for approval of a zone change from Residential -Two (R-2) to Mixed Use —
Neighborhood (MU -N) for property located at 4255 Yarrow Street.
The zone change is the first step of the process for approval for redevelopment of this site under
MU -N zoning. If approved, and prior to any construction, a site development plan review will
be required to confirm compliance with the city zoning code and the Architectural and Site
Design Manual. These reviews would be administrative with no additional public hearings
required.
The purpose of the rezoning is to modify the list of uses and to simplify the review and approval
process for future development on the property. (Exhibit 1, Applicant Letter)
II. EXISTING CONDITIONSIPROPERTY HISTORY
The site is located at 4255 Yarrow Street, south of 44`x' Avenue and west of Wadsworth Blvd.
According to the Jefferson County Assessor, the property is 4.52 acres in size and is unplatted.
(Exhibit 2, Aerial Photo) The property contains a non -conforming greenhouse that was
constructed in the 1940's, with minor modifications completed subsequently. The building is
currently vacant.
The subject property is "L" -shaped and has roughly 400 feet of street frontage along Yarrow
Street and roughly 275 feet of street frontage along 42nd Avenue. (Exhibit 3 — ALTA survey)
The property is currently contaminated due to pesticides and fuel used with the prior greenhouse
use. The contamination will have to be remediated prior to any disturbance of soil on the site
(Exhibit 4, Site Photos)
Surrounding properties include a variety of land uses. Immediately to the west is a parcel zoned
Residential -Two (R-2) that contains an urban garden, owned by the City of Wheat Ridge, known
as Happiness Gardens. Beyond that parcel to the west are properties zoned R-2 that contain
primarily single-family dwellings. The roughly 1 -acre property to the south is zoned R-2 and
contains a single family home. Beyond this to the south is Wilmore-Davis Elementary School
and its associated play fields. Also on the southern side of the subject property are properties
zoned R-2 that contain single-family homes. To the east is a multi -family property zoned
Residential Three (R-3). Properties to the north front 44th Avenue, containing a variety of
commercial businesses, are zoned Commercial -One (C-1). A new assisted living facility was
recently completed at the southwest corner of 44' and Yarrow Street. (Exhibit 5, Zoning Map
III. PROPOSED ZONING
The existing zoning on the property is Residential -Two (R-2) which allows low density single
and two family construction. The applicant is requesting the property be rezoned to Mixed Use —
Neighborhood (MU -N) to allow the construction of a new multi -family housing development.
Planning Commission Attachment 2 2
WZ-16-08/EFG
The MU -N zoning allows a variety of residential, commercial and civic land uses. Multi -family
development in the MU -N zone district is allowed at a density of up to 21 units per acre,
consistent with the City Charter limitations.
The MU -N zone district has been established for locations along neighborhood main streets and
at neighborhood commercial centers. It was established to encourage medium to high density
mixed use development. As there is a wide variety of land uses in the surrounding area, a zone
change to MU -N at this location could provide an appropriate transition from more intense
commercial land uses along 44th Avenue to the single-family homes to the south. Staff believes
multi -family residential redevelopment of the property is appropriate and consistent with
applicable policy documents adopted by the City.
In addition to residential and civic uses, the MU -N zone district allows for a wide range of
commercial and retail uses. The applicant has indicated that the property is not suitable for
commercial land uses due to its lack of visibility and frontage on 44th Avenue. This is articulated
in the applicant's submittal letter labeled as Exhibit 1.
The following table compares the existing R-2 zoning and proposed MU -N zoning for the
property.
Development
R-2 zoning
MU -N zoning
Standard
Uses
Single family
Residential and commercial uses
and two family
(office, service and retail,
residential
restaurant) including multi-
family and live/work facilities
Architectural
None
Mixed Use development
Standards
standards specified in zone
district — similar to ASDM
Max. Building Height
35'
35' for any building having a
residential use; 50' for any
building having a commercial
use
Max. Lot Coverage
40%
85% to 90%
Min. Landscaping
N/A
Mixed use — 10%
Single use - 15%
Min. Front Setback
25'
0' — 20' build to
If the rezoning is approved, the applicant would then submit for administrative plan review and
plat. The design for the property would be held to the standards set forth in the zoning code and
the architectural and site design standards contained in the Mixed- Use zone district regulations.
Planning Commission Attachment 2
WZ-16-08/EFG
IV. ZONE CHANGE CRITERIA
Staff has provided an analysis of the zone change criteria outlined in Section 26-112.D.2. The
Planning Commission shall base its recommendation in consideration of the extent to which the
following criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community
and will not result in significant adverse effects on the surrounding area.
The change of zone promotes the health, safety, and general welfare of the community and
will not result in significant adverse effects on the surrounding area. The property is
currently unmaintained with dilapidated buildings and various code violations including
weeds and the presence of vermin.
The MU -N zoning is expected to add value to the subject property and to the surrounding
community. The mixed use development standards will promote compatibility between
future development and existing surrounding land uses including building stepbacks and
buffering.
With regard to traffic impacts, based on trip generation information reviewed during the
referral process, it has been determined that the local streets are adequate to support the
rezoning request and a full traffic study was not required. Additional traffic analysis will be
required during the administrative site plan review process, including further consideration of
whether a traffic signal might be warranted at 44th and Yarrow. While staff does not believe
that a traffic signal will be warranted based on the densities allowed under MU -N zoning,
staff is recommending a condition of approval noting that if warranted, the applicant will be
responsible for the proportional share of the cost of such signal installation.
Staff concludes that this criterion has been met.
2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the
change of zone, or the applicant will upgrade and provide such where they do not exist
or are under capacity.
All responding agencies have indicated they can serve the property with improvements
installed at the developer's expense. Prior to issuance of a building permit, an administrative
site development plan application will be required and referred to all impacted utility and
service agencies
Staff concludes that this criterion has been met.
3. The Planning Commission shall also find that at least one 1 of the following conditions
exists:
a. The change of zone is in conformance, or will bring the property into conformance,
with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and
other related policies or plans for the area.
Planning Commission Attachment 2 4
WZ-16-08/EFG
The proposed zoning is consistent with the policies and goals in the City's
comprehensive plan—Envision Wheat Ridge which was adopted in 2009. The Structure
Plan map in Envision Wheat Ridge illustrates the community's vision by classifying
different types of development areas and transportation corridors.
The Structure Plan for this area depicts; W. 44th Avenue is shown as being -4s a
Neighborhood Commercial Corridor (shown as pink dots) transitioning into
Neighborhood to the south (represented by yellow).
Goals identified for Neighborhood Commercial Corridors include:
• Encouraging improvement of underutilized properties.
• Increasing housing options
• Ensuring quality design for development and redevelopment
• Redevelopment and reinvestment in underutilized areas with denser, high quality
development.
Site
The category of Neighborhood are areas typically bounded by arterial and collector
streets. Envision Wheat Ridge further breaks down the definition of Neighborhood to
identify Stable Neighborhoods and Areas for Revitalization. Revitalization areas are
generally over one-half an acre in size and have pockets of property that might benefit
from reinvestment. Many times these properties require special attention due to
dilapidated structures, code enforcement issues, incompatible uses and safety.
Happiness Gardens to the west of the subject property is shown in green as Parks and
Open Space. Further to the east, is the Wadsworth Corridor designated in red.
Planning Commission Attachment 2 5
WZ-16-08/EFG
Goals met with the proposal include the redevelopment of and reinvestment in
underutilized properties with denser, high quality development. Development of the site
will eliminate an attractive nuisance and allow new housing choices for existing residents
and those coming to the City of Wheat Ridge.
The property is also located on the western edge of the Wadsworth Subarea Corridor Plan
where it is designated as Medium High Density Residential in the Recommended Land
Use map.
Staff concludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the
City of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current zoning designation as it
appears on the City zoning maps.
Staff concludes that this criterion is not applicable.
c. A change of character in the area has occurred or is occurring to such a degree that
it is in the public interest to encourage redevelopment of the area or to recognize the
changing character of the area.
West 44"' Avenue carries between 11,000 and 12,000 vehicles per day and land use on
the corridor includes a variety of commercial, residential and multi -family uses.
Investment has been realized along this portion of West 44`h Avenue that includes newer
medical offices and most recently, completion of an assisted living community directly
to the north. The zone change will promote reuse and redevelopment of the property,
which could act as a catalyst for additional redevelopment and property investment in
the area.
Staff concludes that this criterion has been met.
Planning Commission Attachment 2
WZ-16-08/EFG
d. The proposed rezoning is necessary in order to provide for a community need that
was not anticipated at the time of the adoption of the City of Wheat Ridge
comprehensive plan.
The proposed rezoning is consistent with the Comprehensive Plan and other supporting
documents; therefore this criterion is not applicable.
Staff concludes that this criterion is not applicable.
Staff concludes that the criteria used to evaluate zone change support this request.
V. NEIGHBORHOOD MEETING
Prior to submittal of an application for a zone change, the applicant is required to hold a
neighborhood input meeting in accordance with the requirements of section 26-109.
A meeting for neighborhood input was held on December 15, 2016. In addition to the
applicants, roughly 10 persons were in attendance. Discussion topics are addressed in the
neighborhood meeting notes. (Exhibits 6 and 7, Neighborhood Meeting Notes and Sign-up
sheets)
VI. AGENCY REFERRAL,
All affected City departments and service agencies were contacted for comment on the zone
change request and regarding the ability to serve the property. Specific referral responses
follow:
Wheat Ridge Parks and Recreation Department: No specific comments at this time. If the
application moves forward, they will work with Planning staff and the applicant to discuss
interface between Happiness Gardens and the proposed development.
Wheat Ridge Police Department: Has no issues with the zone change.
Wheat Ridge Public Works: Has no comments regarding drainage at this time. A drainage
plan will be required to be reviewed as part of the site plan and plat processes. Preliminary traffic
information has been reviewed by Public Works. Additional traffic information will be required
at the time of administrative site plan review.
Wheat Ridge Sanitation District: No objections. Can serve the property with an existing line
in Yarrow
Xcel Energy: No objections.
Comments received relate only to the zone change request. A separate referral process would be
required in the future if the zone change is approved and a site plan is submitted.
Planning Commission Attachment 2 7
WZ-16-08/EFG
VII. STAFF CONCLUSIONS AND RECOMMENDATION
Staff concludes that the proposed zone change promotes the health, safety and general welfare of
the community. Staff further concludes that the proposal is consistent with the goals and
objectives of the Comprehensive Plan and the Wadsworth Subarea Plan. The zone change will
promote redevelopment and revitalization of the property and may serve as a catalyst for other
property redevelopment or improvements in the area.
Because the zone change evaluation criteria support the zone change request, staff recommends
approval of Case No. WZ-16-08 with one condition included in the recommended motion..
VIII. SUGGESTED MOTIONS
Option A•
"I move to recommend APPROVAL of Case No. WZ-16-08, a request for approval of a zone
change from Residential -Two (R-2) to Mixed Use — Neighborhood (MU -N) for property located
at 4255 Yarrow Street for the following reasons:
1. The proposed zone change will promote the public health, safety, or welfare of the
community.
2. The proposed zone change is consistent with the goals and objectives of the City's
Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the property and may
serve as a catalyst for other property redevelopment or improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative site plan review
to determine whether the installation of a traffic signal at the corner of 44b and Yarrow is
warranted. If it is warranted, the applicant will be responsible for the proportional share
of the cost of such signal installation."
Option B
"I move to recommend DENIAL of Case No. WZ-16-08, a request for approval of a zone change
from Residential -Two (R-2) to Mixed Use — Neighborhood (MU -N) for property located at 4255
Yarrow Street for the following reasons:
Planning Commission Attachment 2 8
WZ-16-08/EFG
Exhibit 1— Applicant letter
Rezoning Application
Written Request and Description of Proposal
4255 Yarrow St. Wheat Ridge, CO
Current Zoning: R-2
Proposed Zoning: MU -N
Background: 4255 Yarrow Street is a 4.52 acre parcel of land, currently zoned R-2 and
occupied by a 106,000 square foot greenhouse. Following decades of productive use as
greenhouse growing flowers, landscaping, and produce, the property now sits vacant and
blighted. Compromised by environmental contamination, the property is no longer viable as a
greenhouse or re -developable consistent with the underlying zoning.
EnviroFinance Group, LLC (applicant) is under contract to acquire the property from the current
owner, JDB, LLC, and proposes to redevelop the subject property into a medium density
residential development, comprised of townhomes or a mix of townhomes and a small apartment
or mixed-use building, consistent with the City of Wheat Ridge's Comprehensive Plan, the
Wadsworth Corridor Subarea Plan, and the proposed Mixed Use — Neighborhood zone district
(MU -N).
Response to zone change review criteria #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.
Consistent with the adopted Wadsworth Corridor Subarea Plan, the change of zone will allow for
medium density residential development and/or a mix of neighborhood serving commercial
development; thereby creating a balanced mix of land uses. The added density will help support
a sustainable and resilient local economy along W. 44th Ave. and Wadsworth Blvd., while
maintaining the character and integrity of adjacent residential neighborhoods. Immediately
adjacent to two key commercial corridors, a neighborhood school, and a community garden, this
change of zone will enable opportunities for unique places for people to live, work, shop, and
play; as well as promote use by pedestrians, bicyclists, and transit users; and encourage active
lifestyles. As such, 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 location of the property, between a single-family residential neighborhood to the south and
west and two commercial corridors to the north and east, makes it an ideal candidate for MU -N
zoning, helping to create the zone of transition contemplated by City plans. MU -N zoning allows
the property to achieve many of the City's goals while protecting the character of the
surrounding single-family neighborhood. Adding residential density achieves the goal of
transitioning height from Main Street or Neighborhood Commercial Corridors to single-family
neighborhoods, and provides new households to support the commercial activity of the corridors,
Planning Commission Attachment 2 9
WZ-16-08/EFG
as well as the nearby school and gardens. Encouraging residential density within walking
distance to commercial corridors also helps alleviate traffic congestion.
While higher density residential development is the central objective of MU -N zoning, it also
allows for commercial uses. Practically speaking, the location of the property fronting along
Yarrow Street (as opposed to frontage along 44th or Wadsworth) means that commercial
development on the property is very unlikely. This is especially true now that 7850 West 44th
Avenue (the adjoining property at the corner of 44th and Yarrow) has been developed as assisted
living.
Nevertheless, to protect against potential negative impacts from commercial uses on surrounding
properties, MU -N zoning has built in use restrictions, excluding uses such as storage, warehouse,
industrial, and large retail; as well as providing guidance and requirements on design elements.
Should a commercial use be viable in this location, these requirements help to ensure
development is consistent with community expectations and set parameters for density, height,
setbacks, open space, and more. To that end, the potential for commercial development on the
property is likely limited to smaller neighborhood serving retail, such as a coffee shop, integrated
into the ground floor of a multi -family development. A commercial use such as this can be
integrated into the site plan and serve both the residents of this property, as well as surrounding
neighbors and offices.
Finally, the change of zoning will encourage reinvestment in and redevelopment of a
contaminated, blighted property and eliminate the negative impacts on the surrounding
residential and commercial property. As such, the proposed change of zone is a sensible step
towards preserving the public health, safety, and general welfare of the citizens of Wheat Ridge,
and a proactive step to support the positive planned growth of W. 44th Ave. and Wadsworth
Blvd.
Response to zone change review criteria #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.
Applicant confirms that 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.
Dry Utilities: The site is currently served by electricity and gas (Xcel).
Water and Sanitation: The Wheat Ridge Water District and Wheat Ridge Sanitation District
have confirmed there is adequate infrastructure to support a 10-21 unit per acre mixed-use
project. An extension of a sewer line down Yarrow St. may be necessary and will be
accommodated as part of development.
Transportation:
Vehicular — Most of the vehicular access to and from the site will be though the regional
highway network of I-70 and Wadsworth Blvd. (SH 121) east and north of the site. To a
lesser extent Colfax (US 40) and 6th Avenue (US 6) will serve trips south of the site.
Planning Commission Attachment 2 10
WZ-16-08/EFG
Wadsworth Blvd. as a major arterial roadway with four capacity lanes plus auxiliary and
turn lanes is a primary north/south connection to the regional network. Wadsworth Blvd.
intersects with W. 44th Ave. and W. 41 st Ave. which connect to the local roadways
serving the site. W. 44th Ave. is the closest east/west roadway to the site and transitions
from the Wadsworth traffic signal controlled intersection to a four lane main
collector/minor arterial with four capacity lanes and no turn lanes. W. 41 st Ave., south of
the site, is a local street that intersects with Wadsworth Blvd. at a two-way stop
condition. W. 41 st Ave. intersects with Yarrow Court which serves the site.
Two site access locations are anticipated off Yarrow Street along the east property line.
Yarrow Street, a local street with an approximate width of 33 feet, supports two
north/south lanes and on -street parking on both sides of the street. Yarrow St. is currently
not striped and is stop controlled at the W. 44th Ave. intersection. Yarrow St. terminates
at W. 42nd Ave. in an elbow configuration. One site access is proposed off W. 42nd Ave.
west of an intersection with Yarrow Ct. Yarrow Ct. intersects with W. a "T"
configuration south of the site.
Planned City roadway improvements include the widening of Wadsworth Blvd. to six
capacity plus turn lanes. Future plans also include a traffic signal at the W. 41 st Avenue
and Wadsworth Blvd. intersection.
Bicycle — There are currently no dedicated bicycle facility in the vicinity of the site,
however the Wadsworth Blvd. planning study and the City of Wheat Ridge
Comprehensive Plan indicates Bike lanes on Wadsworth Blvd. and W. 44th Ave.
Pedestrian — There are currently attached sidewalks on the perimeter streets including
Wadsworth Blvd., W. 44th Ave., Yarrow St., and W. 41 st Ave. The Wheat Ridge
Comprehensive Plan indicates sidewalks with buffer on Wadsworth Blvd.
Transit — Transit in the area includes RTD Bus service on Wadsworth Blvd., W. 44th
Ave., and 38th Ave. In addition, the Gold Line commuter rail, approximately 1.8 miles
from the site, provides service to downtown Denver and Ward Road in western Wheat
Ridge.
Trip Generation — Vehicle trips associated with the proposed change of zone were
calculated by Matrix Design Group using the Trip Generation Manual, 9th Edition,
Institute of Transportation Engineers. Two land use scenarios were assumed. The first
scenario maxes out the allowable residential density and considers 40 apartment units and
55 townhouse units. The second "expected" scenario assumes a market driven outcome
and considers 70 townhouse units. The 40 apartment units and 55 townhouse units
generates the most traffic between the two scenario with 749 ADT and 57 AM peak hour,
and 77 PM peak hour trips. The expected outcome of 70 townhouse units generates 472
ADT and 39 AM peak hour, and 54 PM peak hour trips. Applicant acknowledges that the
City of Wheat Ridge criteria require that a site plan generating more than 60 peak hour
trips will require a Traffic Impact Study (TIS) at the time of submittal.
Planning Commission Attachment 2 11
WZ-16-08/EFG
Storm Drainage:
This site is located on a FEMA Zone X and according to the FEMA website this means the site is
outside the 0.2% chance floodplain and at low to moderate risk of flooding.
Storage and treatment of runoff on sites in the City of Wheat Ridge is required for all
developments within city limits. All detention facilities, unless designated as regional detention
facilities by the City of Wheat Ridge, are to be privately owned and maintained. Redevelopment
of the site under the proposed zoning would be classified as a Major Redevelopment according
to the City of Wheat Ridge Site Drainage Requirements because it will disturb more than 10,000
square feet of the existing impervious area of the site. Applicant acknowledges that there is no
existing storm water drainage infrastructure on or adjacent to the site and, as such, the site will
likely need to provide full infiltration for the detention facility and that storm water plans and
reports will require review and approval by the City of Wheat Ridge Public Works department.
CONCLUSION:
Regardless of the proposed zone change, redevelopment of the property known as 4255 Yarrow
will require an onsite detention and infiltration system for storm drainage infrastructure to
support development. With the construction of an infiltration facility, no storm water
infrastructure improvements are anticipated to be required off-site to provide service to this
project.
Any project developed under the current or proposed zone will follow the City of Wheat Ridge
City Code and City of Wheat Ridge Engineering Regulations and Design Standards for concept
and formal submittals to obtain services.
No offsite dry utility or water infrastructure will be required to support redevelopment of the
property. Modest upgrades to the existing sanitary sewer pipe in Yarrow Street are expected.
Expected transportation related improvements are sidewalks, curb ramps at entrance drives, and
signing at access locations, as well as possible signing and striping improvement along Yarrow
Street.
Response to zone change review criteria #3a: The change of zone is in conformance, or will
bring the property into conformance with, the City of Wheat Ridge comprehensive plan
goals, objectives and policies, and other city -approved policies or plans for the area.
The proposed zone change is consistent with the Envision Wheat Ridge Comprehensive Plan and
the Wadsworth Corridor Subarea Plan, and is a catalyst to achieve a number of the stated goals
and strategies set forth in these plans. In certain areas, zone change is needed to bring the
property into conformance with these plans.
Envision Wheat Ridge Comprehensive Plan
Two of the six stated key values of the Envision Wheat Ridge Comprehensive Plan—Creating a
Resilient Local Economy Based on a Balanced Mix of Land Uses and Promoting Vibrant
Neighborhoods and an Array of Housing Options—are directly enhanced through a zone change
to MU -N. More specifically, the following excerpts speak to the connection between this zone
change and conformance with the Envision Wheat Ridge Comprehensive Plan.
Planning Commission Attachment 2 12
WZ-16-08/EFG
CHAPTER 4: Economy and Land Use
"In order for Wheat Ridge to continue to be viable residential community, and to maintain
existing levels of services (such as police protection, roadway maintenance, and parks and
recreation amenities) the City must chart a new course for the future to establish a diverse mix
of land uses to build and sustain a broad and resilient tax base."
Economy and Land Use Goal 2: "Attract quality retail development and actively retain existing
retailers to locate in Wheat Ridge."
Economy and Land Use Goal 4: "Increase the diversity of land uses."
Economy and Land Use Policy 4.1 — Efficient Use of Limited Land: "Because of the limited
amount of land available for new development, the City will require efficient use of newly
developing and redeveloping areas by promoting higher -intensity development."
Economy and Land Use Policy 4.1 — Efficient Use of Limited Land, Strategies A and B: "A -
Emphasize mixed-use development in developing and redeveloping areas", "B -Develop a new
mixed-use zoning district and associated land use regulations."
Economy and Land Use Goal 5: "Revitalize key redevelopment areas."
A zone change to MU -N provides a critical mass to support existing and future retail, diversifies
existing land uses, revitalizes a key redevelopment area near W. 44th Ave. and Wadsworth
Blvd., and deploys the City's new mixed-use zoning.
Additionally, townhomes, a development outcome not possible under the current zone, can often
offer greater square footage than nearby single family homes, and are new construction, leading
to increased property tax for the City. With "nearly 60% of general City revenues coming from
sales tax" (pg. 33), the density associated with MU -N offers an opportunity to bolster property
tax as a complement to sales tax.
CHAPTER 5: Neighborhoods and Housing
"The edges of neighborhoods, displayed as Neighborhood Buffer Areas on the Structure Plan,
correspond with areas that have generally shifted away from predominately single-family
owner -occupied uses over time, to a mix of uses .... According to the NRS, the homogenous
nature of the city's housing stock is a somewhat limiting factor in attracting new residents
and households. This is due to the fact that the housing types available in Wheat Ridge are
generally older and smaller than the current Jefferson County market demands ....As
reinvestment and redevelopment occur in revitalization and Neighborhood Buffer areas, it will
be important to add new housing types."
Neighborhoods and Housing Goal 2: "Increase housing options."
Neighborhoods and Housing Policy 2.1: "The City will direct the development of new housing
types such as townhomes, condos/lofts, and senior living units (especially in Neighborhood
Revitalization, Neighborhood Buffer, and other mixed-use areas) to meet market demand."
Neighborhoods and Housing Goal 4: "Stimulate investment and redevelopment in Neighborhood
Buffer Areas."
Planning Commission Attachment 2 13
WZ-16-08/EFG
The property is located adjacent to a Neighborhood Buffer area, MU -N provides variety of
housing options in a way R-2 cannot, and responds to the market by providing more square
footage than the current single family housing stock pervasive in Wheat Ridge. In addition to
diversifying the available housing options, the proposed zone change will help facilitate new
families moving Wheat Ridge.
CHAPTER 7: Transportation
"While the city's established bus transit and trail systems are tremendous assets, there are
opportunities to improve the linkages between these systems and existing neighborhoods and
future activity centers. One of the primary opportunities will arise with the opening of the Gold
Line commuter rail corridor that is planned for 2016."
Transportation Goal 4: "Improve the coordination between transportation improvements and
future land use decisions."
This property takes advantage of the existing W. 44th Ave. RTD bus route and is conveniently
located 1.8 miles south of the RTD Gold Line Olde Town Arvada station.
CHAPTER 9: Sustainable Future
"A sustainable community recognizes the importance of economic prosperity (both for
individuals and the community as a whole) .... A sustainable community maintains property
values and retains strong households."
Sustainable Future Goal 1: "Establish and maintain a resilient and sustainable tax base."
Sustainable Future Policy 1.1 – Coordinated Planning, Strategy B: "Focus on attracting strong
households and a healthy mix of ages within the community."
MU -N allows for an array of housing types, such as townhomes. Townhomes offer larger square
footage than many of the surrounding single family homes, and are ideal for young families or
baby boomers looking to downsize from large properties.
CHAPTER 10: Plan Implementation
Code Amendments to Achieve Economic and Land Use Goals: "In general, the perception of
Wheat Ridge's development review process is that it has become more challenging over the
years—in part because Wheat Ridge is mostly built out, but also because the Code and
regulatory structure is overly complex, somewhat out-of-date (standards and procedures), and
unpredictable. It also contains regulatory "barriers" to achieve desirable patterns, such as
mixed-use development."
Code Amendments to Achieve Economic and Land Use Goals – Planned Developments—Over
Reliance and Unpredictability: "In addition, the Code promotes overreliance on Planned
Developments (PDs) for new development instead of using straight zoning districts and
standards. This means development projects require multiple review steps and are subject to a
high degree of discretion rather than objective standards. As a result, predictability for
developers, neighborhoods, and decision -makers is low. In addition, the requirement for
rezoning to PDs adds another step to the process and adds uncertainty for new developments,
Planning Commission Attachment 2 14
WZ-16-08/EFG
which can be expensive and unpredictable for businesses and industries and frustrating for
neighbors."
General Recommendations for New Mixed -Use Zoning Districts – Develop New Mixed -Use
Zoning: "Drawing from the Architectural and Site Design Manual, the City could develop new
mixed-use zoning district(s). Standards would not only ensure quality architectural design,
but also address planning. For examples, they could require new projects to provide transition
or buffers near single family neighborhoods, allow for shared parking, relax front setback
standards so buildings relate to the street, provide ample pedestrian features, and encourage (not
just allow) public gathering spaces and public art. New projects would also need to maintain
essential components of Wheat Ridge's character, including landscaping and trees, and
other appropriate themes."
For all of the reasons stated in previous pages, a zone change is critical for redevelopment of this
property, and redevelopment to medium density is an effective way to advance many of Wheat
Ridge's stated goals. A zone change to MU -N allows this desired development and puts into
practice a new zoning district that Wheat Ridge's has proactively developed to catalyze the type
of development and impact it is looking for, while maintaining a level of quality control. In the
case of a contaminated site such as this one, the City's Mixed Use zone district encourages
redevelopment of a site already burdened by the regulatory demands of remediation.
Wadsworth Corridor Subarea Plan
Two of the Wadsworth Corridor Subarea Plan's eight goals Improve the success of businesses
along Wadsworth Boulevard and Create a town center with vitality, attractive shopping and a
gathering space for the community—are aided by a zone change for this property to MU -N,
which allows higher density and more homeowners near the corridor. Furthermore, a zone
change to MU -N allows for a redevelopment that directly matches the fifth major plan feature:
"In general, encourage a gradual increase in density and building height closer to
Wadsworth Boulevard to provide the critical mass of users and residents that will help
support the businesses in the Corridor and brings life into this town center as well as prevent
encroachment into the residential neighborhoods east and west of the Subarea."
CHAPTER 2.6: Future Land Use
Figure 3: Recommended Land Uses in the Wadsworth Corridor: This map lays out a land use
map where the eastern half of this property is defined as Medium -High Density Residential –
"Medium -High Density Residential land use will be developed between ten and twenty-one units
to the acre. This range includes townhomes, condominiums and apartments."
A zone change to MU -N is consistent with this recommendation and will bring the property into
conformance with Wadsworth Corridor Subarea Plan.
CHAPTER 3.7: Density
"In the proposed town center area between W. 38th Avenue and W. 44th Avenue, higher
densities (10-20 units per acre) could be encouraged over and above commercial uses. Densities
Planning Commission Attachment 2 15
WZ-16-08/EFG
will be "feathered" (gradually decreased) along the edges of the corridor to make a
transition to adjacent zoning."
This property is situated near the edge of the W. 44th Ave. corridor and with MU -N zoning
provides an opportunity to "feather" height between the corridor and single family
neighborhoods. Current zoning provides little opportunity for feathering and instead requires
single family neighborhoods adjacent to the corridor.
CHAPTER 4.6: Economic Development
"The report documented the decline of stronger sales tax generators (i.e. food stores,
eating/drinking establishments, building materials and finance/insurance and real estate). The
report observed that stronger tax generation may be possible by the growth of these industries,
but also observed that the affluence of local households is a key factor in attracting and
retaining these businesses"
"To create a successful retail environment and encourage redevelopment, residential densities
need to be increased in this area. Changing the land use along the corridor to include a higher
density residential component associated with mixed us will assist in the creation of a retail
environment."
"Roughly sixty-seven percent of Wheat Ridge's multifamily housing market is rental"
"The City should look for other partners such as Wheat Ridge 2020 to help acquire and land-
bank problem properties in the corridor as they become available. Finally, the City should
consider using their authority to acquire lots at fair market prices and to condemn as necessary."
MU -N allows for increased density, which can help support nearby retail, and an array of
housing types, which can accommodate some higher priced homes that cater to more affluent
residents. Property redevelopment presents a unique opportunity for a large for sale residential
development such as town houses, which will help balance out Wheat Ridge's current 67%
rental multifamily housing market.
Response to zone change review criteria #3c: A change of character in the area has
occurred or is occurring to such a degree that it is in the public interest to encourage
redevelopment of the area or to recognize the changing character of the area.
The proposed zone change to MU -N is in response to the changed and changing conditions in the
W. 44th Ave. and Wadsworth Blvd. corridors and more specifically the property itself.W. 44th
Ave. and Wadsworth Blvd. Corridors
Both corridors are seeing increased development activity, and the Wadsworth corridor, between
W. 38th Ave. and W. 44th Ave., is one of five target redevelopment areas in Wheat Ridge
(Envision Wheat Ridge, Executive Summary, page 5-6). The City has identified the desire to
create a vibrant Town Center in this area, and has created an Urban Renewal Area to help
accelerate many of these goals. Wheat Ridge voters recently approved Ballot Initiative 2E
providing approximately $33 million public improvements including the reconstruction of
Wadsworth Boulevard. Plans for the corridor include significant upgrades to the intersection
with W. 44th Ave. and new lighted intersections to the south. This is a significant change to the
Planning Commission Attachment 2 16
WZ-16-08/EFG
immediate area and will positively impact redevelopment and reinvestment along and adjacent to
the corridors consistent with City plans.
Wadsworth Corridor Subarea Plan
This property is recommended to be a Medium High Density Residential area as part of the
Wadsworth Corridor Subarea Plan, which is a change from its current R-2 land use.
Greenhouse operations on this property have long sense ceased, and the property has changed
from being an asset to a liability. The vacant, dilapidated building runs the risk of continuing to
deteriorate if the property cannot be redeveloped.
In conclusion, the change in the character and condition of the property, as well as the nature of
and proposed upgrades to nearby corridors, supports a change of zone for this property. The zone
change best serves the public interest of the citizens of Wheat Ridge by allowing a derelict
property to redevelop while also advancing many of Wheat Ridge's stated planning goals and
objectives. MU -N allows an array of housing options, supports a variety of users at different
socio-economic scales, including homeownership opportunities for young families, provides
density to support nearby commerce and diversifies and strengthens the tax base. MU -N in this
specific location takes advantage of the W. 44th Ave. bus route and nearby Light Rail options,
creates a critical mass within walking distance of already identified commercial nodes, and
provides buffers to protect the character of the surrounding single family neighborhood.
Planning Commission Attachment 2 17
WZ-16-08/EFG
Exhibit 3 — ALTA Survey
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Planning Commission Attachment 2 19
WZ-16-08/EFG
Exhibit 4 — Site photos
Planning Commission Attachment 2
WZ-16-08/EFG
Looking northwest
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adjacent to site
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down Yarrow towards
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Planning Commission Attachment 2 21
WZ-16-08/EFG
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Planning Commission Attachment 2 22
WZ-16-08/EFG
Looking southwest
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Looking west towards
house to the south of
property
Planning Commission Attachment 2 23
WZ-16-08/EFG
Looking northeast from
West 42nd Avenue
Looking north from
West 42"d Avenue
Planning Commission Attachment 2 24
WZ-16-08/EFG
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Exhibit 6 — Neighborhood Meeting Notes
144 It City of
" Wheat jidogie
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291' 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?
December 15, 2016
Meredith Reckert, Senior Planner
Wheat Ridge Municipal Building
Second floor conference room
7500 W. 29`t' Avenue
Wheat Ridge, CO
4255 Yarrow Street
JDB, LLC
No
Applicant: Cameron Bertrom, EnviroFinance Group (EFG)
Sarah Laverty, EFG
Michael Bruckner, Sprocket Architecture
Existing Zoning:
Existing Comp. Plan:
Residential -Two (R-2).
Neighborhood
Planning Commission Attachment 2 26
WZ-16-08/EFG
Existing Site Conditions: The site is located at 4255 Yarrow, south of 44th Avenue and
west of Wadsworth. According to the Jefferson County Assessor, the property is 4.52 acres
in size and is unplatted. The property contains a non -conforming greenhouse that was
constructed in the 1940's with various modifications since that time. The building is
currently vacant.
Surrounding properties include a variety of land uses. Immediately to the west is a parcel
zoned Residential -Two (R-2) that contains an urban garden, owned by the City of Wheat
Ridge, and known as Happiness Gardens. Beyond that parcel to the west are properties
zoned R-2 that contain primarily single-family dwellings. The roughly 1 -acre property to
the south is zoned R-2 and contains a single family home. Beyond this to the south is
Wilmore-Davis Elementary School, owned by Jefferson County School District. Also on
the southern side of the subject property are properties zoned R-2 that contain single-family
homes. To the east is a multi -family property zoned Residential Three (R-3). Properties to
the north front 44th Avenue and contain a variety of commercial businesses, and are zoned
Commercial -One (C-1).
The subject property is "L" -shaped and has roughly 400 feet of street frontage along Yarrow
Street and roughly 275 feet of street frontage along 42nd Avenue. The remainder of the
other property boundaries abut other properties and has no street access.
Applicant/Owner Preliminary Proposal:
The applicant is proposing to rezone the property from R-2 to Mixed Use -Neighborhood
and intends to develop multi -family housing in the form of a for -sale townhome product.
The specifics of the site design and subdivision will be provided following any zone change
approval.
The applicant shared a preliminary site plan that proposes a series of townhouses oriented
north -south. Two primary access drives are identified, one off Yarrow Street near the center
of the eastern property boundary, and one off 42nd Avenue that would align with Yarrow
Court to the south. Additional internal circulation is also shown that would access tuck -
under garages. Pedestrian greenways are shown between the townhomes as well. An open
green space is shown near the eastern -center of the property for the residents. At this time,
the applicant is still determining market viability of a possible retail or office component on
the site.
As the site has been used as a greenhouse for a number of years, there is significant
environmental contamination that will need to be remediated prior to the construction and
occupancy of any new buildings. The applicant specializes in brownfield redevelopment,
and has the capability to develop the property in a safe manner, and will secure the
necessary permits from the Colorado Department of Public Health and any other necessary
agency.
The applicant is proposing to rezone the entire property to Mixed Use -Neighborhood
(MU -N). Although there is no specific development being proposed at this time, a
conceptual site plan was shared with the group.
Planning Commission Attachment 2 27
WZ-16-08/EFG
The following is a summary of the neighborhood meeting:
• In addition to staff and 3 applicant representatives, 9 members of the public attended the
neighborhood meeting.
• Staff explained the site conditions, zoning in the neighborhood, and the reason for the
rezoning request.
• The applicant explained the proposed project and also addressed required removal of
contaminated materials from the site.
• The members of the public were informed of the process for a zone change.
• The members of the public were informed of their opportunity to make comments during
the process and at the public hearings.
The following issues were discussed regarding the zone change request and proposed
development:
• How many units are being proposed
70 townhomes and/or multifamily dwellings. If the density allowance were maxed
out at 21 units per acre, a total of 94 units could be built.
• Will these be rental or low income units?
No, they will be market rate units for purchase.
• What could be built under the existing zoning?
The property is zoned R-2 and could accommodate about 15 duplexes.
• Happiness Gardens (a communal garden owned by the City of Wheat Ridge) is located
directly to the west of the proposed development. How will the Gardens be impacted?
The tentative site plan has been designed so that the new buildings will be oriented in a
north/south direction. A buffer area approximately 30' feet in width will be provided on
the western side of the development so that sunlight to the gardens will not be blocked
by buildings.
There is a row of large spruce trees on the common property line; will those remain
in place?
The row of trees between the gardens and the proposed development are in need of
maintenance but will be kept. As the project moves forward, the applicant will
continue to work with Parks staff regarding the interface between the two
properties.
Happiness Gardens currently brings heavy equipment like tractors through the
proposed project site to access the eastern portion of the property. Will this access
remain?
As the project moves forward, the applicant will continue to work with Parks staff
regarding the interface between the two properties.
Planning Commission Attachment 2 28
WZ-16-08/EFG
• There is currently unbuilt street right-of-way that extends east from 42nd Avenue,
through the Happiness Gardens improvements over to Ammons? Will this street
be extended?
If any east/west street extensions are made from Yarrow Street, it would probably
extend east over to Wadsworth to divert traffic away from the neighborhood.
• Where will water and sanitary sewer service come from?
Both water and sanitary sewer service would be extended from Yarrow Street.
• There is an existing single family residence to the south with a large, vacant front
yard. Will this property be included in the development?
No, the property owners wish to retain their entire parcel, including the large
vacant area on the east. The developer has had discussions with the owners
regarding transition to the proposed project. A fence delineating the common
property line will be built but will be an open type design so views into the
adjoining properties are maintained.
• A variety of concerns were expressed regarding traffic problems in the area which
vehicles from the new residential units will compound. Those concerns included
the following:
o During rush hour, traffic at the 44`h/Wadsworth intersection backs up on 44`j' to
Balsam Street. Because of this, the new residents will be tempted to exit the
new development by turning left to go south and wind through the
neighborhood to get to 41" Avenue or 38`h Avenue.
o Wilmore Davis Elementary is located on 41" Avenue between Yarrow Court
and Ammons Street. Many children living in this area attend this school and
walk back and forth in the morning and afternoons. Although there are
sidewalks, excessive speeds on Ammons and Yarrow make it unsafe for
pedestrians. The City of Wheat Ridge does not adequately enforce speeding in
the area.
o The narrowing of West 38`h Avenue between Wadsworth and Sheridan has
forced more cars to use West 44`h Avenue.
o It was indicated that in 2014, a request for traffic calming on Ammons was
submitted but did not move forward with City Staff.
• One of the commercial property owners to the north along 44`h Avenue commented
that the property is currently an attractive nuisance with weeds, dilapidated buildings
and rodents. He opined that the proposed development would be an improvement
for the area.
Staff received no written comment before or after the neighborhood
Planning Commission Attachment 2 29
WZ-16-08/EFG
Exhibit 7 — Neighborhood Meeting Sign -Up
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7. PUBLIC HEARING
A. Case No: WZ-16-48: An application filed by EnfinoFinance Group for approval of
a zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N)
for the property located at 4255 Yarrow Street.
Ms. Reckert gave a short presentation regarding the Zone Change and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case.
Commissioner LEO asked if this project falls within the Urban Renewal Area.
Ms. Reckert explained the Urban Renewal area is more towards Wadsworth and
this property is just at the edge of it. This case was sent to the Urban Renewal
Director and he had no comments.
Commissioner DORSEY asked if there could be a street built to connect 42nd with
Wadsworth.
Ms. Reckert thought it highly unlikely that a street connection will be extended
from Yarrow west to Ammons but there may be an opportunity for an extension to
the east.
Mr. Westberg concurred and added that a long range planning effort could be
explored for an extension of 42nd Avenue from Wadsworth to Yarrow Street with a
possible crossover signal.
Commissioner DORSEY hoped this would alleviate some of the traffic.
Commissioner BODEN asked about the possibility of a 35 -foot structure being
built on the property and whether a 30 -foot buffer would impair Happiness
Garden's sunlight.
Ms. Reckert explained there have been and will continue to be conversations with
the City Forester, Margaret Paget, who manages Happiness Garden's regarding the
interface between the two properties. .
Commissioner OHM inquired about the zoning on Happiness Gardens.
Ms. Reckert replied that it is zoned Residential -Two (R-2).
Commissioner OHM asked if Yarrow Street is a neighborhood main street
commercial corridor. He wondered why this property being two lots deep should
be rezoned to MU -N when compared to the 38'$ Corridor, which was rezoned to
Planning Commission Minutes
February 16, 2017
Attachment 3
-2—
MU -N and is only one lot deep. He wonde ed. wbether a zone change to
Residential -Three, (R-3) was considered.
Ms. Reckert explained that 38m Avenue has different characteristics than 441
Avenue. While different zone change options were discussed with the applicant,
the zone change to MU -N was more desirable because of the shorter processing
time. .
Commissioner OHM also asked about possible installation of a traffic light at
Yarrow Street and 44' Avenue intemeotion. He expressed concern with sight
distance at the intersection due to the retaining wall for the assisted living facility.
He expressed additional concern for redirected traffic once construction on
Wadsworth begins and the need for storm drainage improvements at the
Wadsworth and 40a Avenue intersection.
I*. Westberg stated there is no plan to extend the storm water drainage west on
44" Avenue but these are plans to remediate drainage issues at the 40/Wadsworth
intersection.
Cameron Bertron, EnviroFinance Group
4601 DTC Blvd. #130, Denver
Mr. Bertron explained to the Cm:nmission that his group specializes in Brownfield
redevelopment and remediation of contaminated sites and that they will be cleaning
this site to a residential standard, whirr is more intensive than the commercial
standard.
Commissioner BODEN asked again about the 30 -foot buffer and sunlight.
Mr. Bertron explained that there will be less of an impact from the structures on the
site than the 30 -foot pine trees on the eastern side of Happiness Gardens. He also
explained there will be nice open space transition to the open space on. Happiness
Gardens.
Discussion continued about potential traffic and drainage impacts from the site
being developed.
Commissioner WEAVER indicated ffid she is in support of the zonae change but
th&t she understands the traffic congas. She is more concerned &b3ut the
contamination on the site and feels it needs to be remediated in an appropriate way
by a developer familiar with the procures.
Commissioner OHM indicated his awareness of issues with remediation but is still
concerned about traffic impacting the neighborhood. He also has concerns about
mixed-use zoning being placed in neighborhoods instead of straight residential or
plmned development zoning.
Plar,mng Commission Minutes -3—
February
3—
Felruary 16, 2017
Pols. Reckert stated that because the site is over l -acre, it could not be rezoned to R-
3. The Planned Development process would take longer than the mixed-use zone
change.
Mr. Westberg added that the City will be asking for traffic impact study with the
site plan and plat.
It was moved by Commissioner B®DEN and seconded by Commissioner
WEAVER to recommend approval of Case No. WZ-16-08, a request for
approval of & zone cbwMe from Reddential°Two (R-2) to Mixed Use-
Neighborhood
seNeighborhood (SU -N) for property located at 4255 Farrow Street for the
following reasanso
1. The proposed sone change will promote the public health, safety, and
' *dfaft-bf the community.
2. The proposed sone change is consistent with the gosh hnd objectives of
the City's Comprehensive flan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalisation of the
property and may serve as a catalyst for other property redevelopment or
improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative
site plan review to determine whether the installation of al traffic signal at
the corner of 44th and Yarrow is warranted If it is warranted, the
applicant will be responsible for the proportional share of the cost of such
signal installation.
Motion carried 4-1, with Commissioner OHM denying.
B. Case No. MS -16-04: an application filed by Regency Centers for US Retail
Partners for approval of a three -lot minor subdivision for property zoned Planned
Commercial Development (PCA) located at approximately 3400 Youngfield Street.
Ms. Reckert gave a short presentation regarding the Minor Subdivision and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the pubiic notice and posting requirements had been met, therefore the
Planning Commission has jurisdiction to hear this case.
Dan Dally, 12498 W 3541 Avenue, Wheat Ridge
Planning Commission Minutes -4-
February
4 -
February 16, 2017
I,i
Matrix
ki
DESIGN GROUP
January 11, 2017
Mr. Cameron Bertron
EnviroFnance Group, LLC
4601 DTC Blvd, Suite 130
Denver, CO 80237
Subject: 4255 Yarrow Development
Preliminary Traffic Study Memo
Dear Mr. Bertron:
16oi Blake Street, Suite 2oo
Denver, Colorado 80202
303-572-0200
nnatrixdesig ngrou p . com
This report memo has been prepared by Matrix Design Group as requested by EnviroFinance
Group for the 4.5 -acre parcel adjacent to the Wilmore Davis Elementary School and Yarrow
Street in Wheat Ridge, Colorado to determine the potential transportation impact of the
proposed rezoning to The City of Wheat Ridge's MU -N zone district. The parcel being studied
currently contains vacated greenhouse buildings and gravel drives, as shown on the ALTA
Survey prepared by Contract Surveyors, LTD.
As the proposed rezoning allows for a range of development outcomes, this analysis assumes a
primarily residential development of between 70 and 95 units (townhomes and/or apartments in
multiple buildings) to show a range of outcomes — generally bracketing a medium density and
the maximum allowed by the proposed zone district. At such time as a specific site plan has
been developed for the site, a more detailed analysis can be provided.
Vehicular Access
Most of the vehicular access to and from the site will be though the regional highway network of
1-70 and Wadsworth Blvd. (SH 121) east and north of the site. To a lesser extent Colfax (US 40)
and 6th Avenue (US 6) will serve trips south of the site. Wadsworth Bid. as a major arterial
roadway with four capacity lanes plus auxiliary and turn lane is a primary north/south connection
to the regional network. Wadsworth Blvd. intersections with W 44th Ave., and W 41st Ave. that
connect to the local roadways serving the site. W 44th Avenue is the closest east/west roadway
to the site is transitioning from the Wadsworth traffic signal controlled intersection to a four lane
main collector/minor arterial with four capacity lanes with no turn lanes. W 41 st Ave., south of
the site, is a local street that intersects with Wadsworth Blvd. at a two-way stop condition. W
41 st Ave. intersects with Yarrow Court which serves the site.
Two site access locations are assumed off Yarrow Street along the east property line. Yarrow
Street is a local street with an approximate width of 33 feet, which supports two north/south
lanes and on -street parking on both sides of the street. Yarrow St. is currently not striped and is
stop controlled at the W. 44th Ave. intersection. Yarrow St. terminates at W 42nd Ave. in an
elbow configuration. One site access is assumed off W 42nd Ave. west of an intersection with
Yarrow Ct. Yarrow Ct. intersects with W 41st Avenue in a `T" configuration south of the site.
Planned roadway improvements include the widening of Wadsworth Blvd to six capacity plus
turn lanes. Future plans also include a traffic signal at the W 41st Avenue and Wadsworth Blvd.
intersection.
Pueblo
Attachment 4
4255 Yarrow Street Development
January 11, 2017
Page 2
Bicycle
There are currently no dedicated bicycle facility in the vicinity of the site, however the
Wadsworth Blvd. planning study and the City of Wheat Ridge Comprehensive Plan indicates
Bike lanes on Wadsworth Blvd. and W 44th Avenue.
Pedestrian
There are currently attached sidewalks on the perimeter streets including Wadsworth Blvd., W
44th Ave., Yarrow St., and W 41st Ave. The Wheat Ridge Comprehensive Plan indicates
sidewalks with buffer on Wadsworth Blvd.
Transit
Transit in the area includes RTD Bus service on; Wadsworth Blvd., W 44th Ave. and 38th Ave.
In addition, the Gold Line commuter rail, approximately 1.5 miles from the site, provides service
to downtown Denver and Ward Road in western Wheat Ridge.
Trip Generation
The vehicle trips associated with the proposed development were calculated using the Trip
Generation Manual, 9th Edition, Institute of Transportation Engineers. Two land use scenarios
are presented in the table below. The first scenario considers 40 apartment units and 55
townhouse units. The second scenario considers 70 townhouse units. The 40 apartment units
and 55 townhouse units generates the most traffic between the two scenario with; 749 ADT and
57 AM peak hour, and 77 PM peak hour trips. The City of Wheat Ridge criteria indicates that a
site generating more than 60 peak hour trips will require a Traffic Impact Study (TIS). The 70
townhouse units scenario is below the City criteria of 60 peak hour trips, however due to the
proximity of Yarrow Street to Wadsworth the City may require a TIS to verify acceptable traffic
conditions or the need for traffic mitigation measures.
Proposed Development
Parcel Land Use Type
Intensity ITE
Code
Site Generated Trips
AM I
Daily Total I h Out I Total I
PM
In
Out
1 Aparbnani
40 du's 220
366 241
5 19 40
26
14
2 Residential Condo/Tamhouse
55 du's 230
383 33
6 27 37
25
12
5
Total
749 57
11 46 77 •
51
26
Proensed Development
Parcel
Land Use Type
Intensity
Site Generated Trips
RE AM I PM
Coda Total I In I Out Total I In I Out
1
Residential Condo(rownhouse
70 du's
230 472
39 7 32 451 31 i 14
2
Total 472
39 7 32 451 31 14
C0,71
4255 Yarrow Street Development
January 11, 2017
Page 3
CONCLUSIONS
Expected transportation related improvements are attached sidewalk, curb ramps at entrance
drives, and signing at access locations. in addition, signing and striping improvement along
Yarrow St will likely be required.
Please do not hesitate to contact me if you have any questions (303)226-7832.
Sincerely,
Matrix Design Group, Inc.
eff Killion, PE
Senior Engineer
City of
Wheat
.E
a
N ITfNO:
T ' 1VI March 13, 2017
QCT N
TITLE: COUNCIL BILL NO. 03-2017 — AN ORDINANCE APPROVING
THE REZONING OF PROPERTY LOCATED AT 4255
YARROW STREET FROM RESIDENTIAL—TWO (R-2) TO
MIXED USE NEIGHBORHOOD (MU—N) (CASE NO. WZ-16-
08/ENVIROFIN E GROUP)
❑ PUBLIC HEARING ® O INANCES FOR 1 ST READING (03/13/2017)
❑ BIDS/MOTIONS ❑ INANCES FOR 2ND READING (04/10/2017)
❑ RESOLUTIONS
QUASI-JUDICIAL: ® YES
Community Development Director
S •
City Manager
ISSUE:
The applicant is requesting approval of a zone change from Residential -Two to Mixed Use
Neighborhood (MU -N) for property located at 4255 Yarrow Street.
The purpose of the rezoning is to modify and expand the list of permitted uses and to simplify the
review and approval process for future redevelopment on the property.
PRIOR ACTION:
Planning Commission heard this request at a public hearing on February 16, 2017, and gave a
recommendation of approval. The staff report and meeting minutes from that meeting will be
included with the ordinance for second reading.
FINANCIAL IMPACT:
The proposed zone change is not expected to have a direct financial impact on the City. Fees in
the amount of $1,390 were collected for the review and processing of Case No. WZ-16-08.
If the proposed rezoning is approved, there could be an advancement of the City's goals for the
redevelopment of underutilized properties and increased housing choices in the community.
Council Action Form — EnviroFinance Group
March 13, 2017
Page 2
BACKGROUND:
The site is located at 4255 Yarrow Street, south of 44' Avenue and west of Wadsworth Blvd.
According to the Jefferson County Assessor, the property is 4.52 acres in size and is unplatted.
The property contains a non -conforming greenhouse that was constructed in the 1940's, with
minor modifications completed subsequently. The building is currently vacant. Both the building
and site are generally in disrepair.
The subject property is "L" -shaped and has roughly 400 feet of frontage along Yarrow Street and
roughly 275 feet of street frontage along 42nd Avenue. The property has significant environmental
contamination from the pesticides and fuel used by the greenhouse. The contamination will
require remediation prior to any disturbance of soil on the site.
West 44`h Avenue carries between 11,000 and 12,000 vehicles per day and land use on the corridor
includes a variety of commercial, residential and multi -family uses. Investment along this portion
of West 44`x' Avenue includes newer medical offices and most recently, completion of an assisted
living community directly to the north.
With regard to traffic impacts, based on trip generation information reviewed during the referral
process, it has been determined that the local streets are adequate to support the rezoning request
and a full traffic study was not required. Additional traffic analysis will be required during the
administrative site plan review process, including further consideration of whether a traffic signal
is warranted at 44d` and Yarrow.
Surrounding Land Uses
Surrounding properties include a variety of land uses. Immediately to the west is a parcel zoned
Residential -Two (R-2) that contains a community garden, owned by the City of Wheat Ridge,
known as Happiness Gardens. Beyond that parcel to the west are properties zoned R-2 that
contain primarily single-family dwellings. The roughly one -acre property to the south is zoned R-
2 and contains a single family home. Beyond this to the south is Wilmore-Davis Elementary
School and its associated play fields. Also on the southern side of the subject property are
properties zoned R-2 that contain single-family homes. To the east is a multi -family property
zoned Residential Three (R-3). Properties to the north front 44`x' Avenue and contain a variety of
commercial businesses and are zoned Commercial -One (C-1).
Current and Proposed Zoning
The existing zoning on the property is Residential -Two (R-2) which allows low density single and
two-family construction. The applicant is requesting the property be rezoned to Mixed Use —
Neighborhood (MU -N) to allow the construction of a new multi -family housing development.
The MU -N zoning allows a variety of residential, commercial and civic land uses. Multi -family
development in the MU -N zone district is allowed at a density of up to 21 units per acre and a
maximum height of 35 feet, consistent with the City Charter limitations.
The MU -N zone district has been established for locations along neighborhood main streets and at
neighborhood commercial centers. It was established to encourage medium to high density mixed
Council Action Form — EnviroFinance Group
March 13, 2017
Page 3
use development. As there are a wide variety of land uses in the surrounding area, a zone change
to MU -N at this location could provide an appropriate transition from the more intense
commercial land uses along 44th Avenue to the single-family homes to the south. Staff believes
multi -family residential redevelopment of the property is appropriate and consistent with
applicable policy documents adopted by the City.
The application has been through the standard referral process with no concerns raised by any
outside agencies or City departments. A separate referral process will be required as part of future
site development.
RECOMMENDED MOTION:
"I move to approve Council Bill No. 03-2017, an ordinance approving the rezoning of property
located at 4255 Yarrow Street from Residential -Two (R-2) to Mixed Use — Neighborhood
(MU -N) on first reading, order it published, public hearing set for Monday, April 10, 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. 03-2017
CITY OF WHEAT RIDGE
INTRODUCED BY COUNCIL MEMBER
COUNCIL BILL NO. 03
ORDINANCE NO.
Series of 2017
TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY
LOCATED AT 4255 YARROW STREET FROM RESIDENTIAL -
TWO (R-2) TO MIXED USE -NEIGHBORHOOD (MU -N) (CASE
NO. WZ-16-08/ENVIROFINANCE GROUP)
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, EnviroFinance Group, LLC has submitted a land use application for
approval of a zone change to the Mixed Use -Neighborhood (MU -N) zone district for
property located at 4255 Yarrow Street; and,
WHEREAS, the City of Wheat Ridge has adopted a Comprehensive Plan –
Envision Wheat Ridge — which calls for the redevelopment of and reinvestment in
underutilized properties; and,
WHEREAS, The City of Wheat Ridge has adopted the Wadsworth Corridor Plan
which designates the property as Medium High Density Residential; and,
WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing
on February 16, 2017 and voted to recommend approval of rezoning the property to
Mixed Use -Neighborhood (MU -N) ,
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by EnviroFinance Group, LLC for approval of a
zone change ordinance from Residential –Two (R-2) to Mixed Use -Neighborhood
(MU -N) for property located at 4255 Yarrow Street, and pursuant to the findings
made based on testimony and evidence presented at a public hearing before the
Wheat Ridge City Council, a zone change is approved for the following described
land:
PARCEL A:
THAT PART OF THE NEORTHWEST 1/ OF THE NORTHEAST'/ OF THE
SOUTHWEST'/4 SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT WHICH BEARS NORTH [00'15'28] EAST, 160
FEET FROM THE SOUTHWEST CORNER OF SAID NORTHWEST'/ ON THE
WEST LINE THEREOF; THENCE NORTH ALONG THE EAST LINE OF SAID
NORTHEWEST'/4 DISTANCE OF [234] FEET; THENCE EAST PARALLEL TO
Attachment 1
THE SOUTH BOUNDARY OF SAID NORTHWEST'/ TO THE WEST
BOUNDARY LINE YARROW STREET AS DESCRIBED IN INSTRUMENT
RECORDED DECEMBER 4, 1961 IN BOOK [1429] AT PAGE [526],
JEFFERSON COUNTY RECORDS; THENCE SOUTH [00 '17' '44'] WEST
ALONG THE WEST LINE OF YARROW STREET TO A POINT [15] FEET
NORTH OF THE SOUTH BOUNDARY LINE OF SAID NORTHWEST 1/4;
THENCE TO THE RIGHT ALONG THE ARC OF A CURVE, HAVING A RADIUS
OF [15] FEET, A DISTANCE OF [23.56] FEET TO A POINT ON THE SOUTH
LINE OF SAID NORTHWEST [1/4]; THENCE NORTH [89 "47 ` 19"] WEST
ALONG THE SOUTH LINE OF SAID NORTHWEST'/ A ISTANCE OF [260.72
FEET; THENCE NORTH PARALLEL TO THE WEST BOUNDARY LINE OF
SAID NORTHWEST'/4 A DISTANCE OF [160] FEET; THENCE WEST AND
PARALLEL TO THE SOUTHERLY LINE OF SAID NORTHWEST'/4A
DISTANCE OF [358] FEET MORE OR LESS TO THE POINT OF BEGINNING.
PARCEL B:
ACCESS AND EASEMENT MAINTENANCE EASEMENTS AS GRANTED AND
SET FORTH IN THE WARRANTY DEED RECORDED [AUGUST 26, 1976] IN
BOOK [2894] AT PAGE [513].
SUBJECT TO ALL RIGHTS OF WAY AND EASEMENTS OF RECORD.
PARCEL C:
THAT PART OF THE NEORTHWEST'/4 OF THE NORTHEAST'/4 OF THE
SOUTHWEST'/ SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST 1/4
AND FOLLOWING THE WEST LINE THEREOF NORTH [015'28] EAST A
DISTANCE OF [394.00] FEET TO THE NORTHWEST CORNER OF THE
PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED IN THE
JEFFERSON COUNTY CLERK AND RECORDERS OFFICE RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513], SAID POINT ALSO BEING
THE SOUTHWEST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE SOUTH [89 " 47 " 19"] EAST ALONG THE NORTH
LINE OF SAID PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED
AUGUST 26, 19761N BOOK [2894] AT PAGE [513] A DISTANCE OF [104.15]
FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG
THE NORTH LINE OF SAID PARCEL SOUTH [89 " 47 ' 19'] EAST A DISTANCE
OF [529.99] FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF
YARROW STREET; THENCE FOLLOWING THE WEST RIGHT OF WAY LINE
OF YARROW STREET NORTH [0 "17'44"1 EAST A DISTANCE OF [7.10] FEET
TO THE SOUTHEAST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE FOLLOWING THE SOUTH LINE OF THE CHARLES
GRAUL JR. MINOR SUBDIVISION NORTH [89 " 47'52'] WEST A DISTANCE
OF [530.0] FEET; THENCE SOUTH [ 0 " 15 ` 28 `] WEST A DSITANCE OF [7.02]
FEET TO THE TRUE POINT OF BEGINNING.
COUNTY OF JEFFERSON, STATE OF COLORADO
PARCEL D:
NON-EXCLUSIVE EASEMENT FOR SEWER LINE AS GRANTED AND SET
FORTH IN EASEMENT AGREEMENT RECORDED MAY 18, 2009 UNDER
RECEPTION NO. 2009044993.
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 13th day of March 2017, ordered it published with Public Hearing and
consideration on final passage set for Monday, April 10, 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 day of 2017.
SIGNED by the Mayor on this day of 2017.
ATTEST:
Joyce Jay, Mayor
Attachment 1
Janelle Shaver, City Clerk
Approved as to Form
Gerald Dahl, City Attorney
1st publication:
2nd publication:
Wheat Ridge Transcript:
Effective Date:
7850 W 44TH AVENUE LLC ANDERSON DAVID C ANDERSON IRENA ANEMA MARK A
6143 S WILLOW DR 300 4236 AMMONS ST 2525 ELDRIDGE CIR
GREENWOOD VILLAGE CO 80111 WHEAT RIDGE CO 80033 GOLDEN CO 80401
BAUMANN DEBRA WALDEN LINDA
VALENTE PAULA
8661 W 95TH DR
WESTMINSTER CO 80021
CHAPMAN DIANE LEA CHAPMAN STEVEN H
4175 YARROW CT
WHEAT RIDGE CO 80033
DAMASHEK ROBERT
PO BOX 460610
AURORA CO 80046
BULL POINT INVESTMENT LLC
10 THREE ACRE LN
WHEAT RIDGE CO 80033
CHAR ROSE TOWNHOMES LLC
4200 YARROW ST 19
WHEAT RIDGE CO 80033
DAWN PROPERTIES LLC
8790 W COLFAX AVE 103
LAKEWOOD CO 80215
EHRMAN JACK A LIFE ESTATE EHRMAN ANN GRANT G BRAD GRANT BECKY J GRANT
T LIFE ESTATE CHARLES A JR
4216 AMMONS ST 3948 LEE CIR
WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033
HAVER ROBERT T 1R HAVER SUSAN
ALEXANDER
7955 W 42ND AVE
WHEAT RIDGE CO 80033
HUNSAKER JAMES D HUNSAKER CATHLEEN
4250 AMMONS ST
WHEAT RIDGE CO 80033
JESKEWITZ JERALD C JESKEWITZ DONNA J
4280 AMMONS ST
WHEAT RIDGE CO 80033
KNUTSON CHRISTOPHER R KNUTSON
KATHY M
4150 YARROW CT
WHEAT RIDGE CO 80033
HOMFRAY CREEK DEVELOPMENT LLC
L&L COINS
PO BOX 12208
DENVER CO 80212
JDB LLC
PO BOX 40875
DENVER CO 80204
KAISER DAVID J KAISER TAMARA K
7765 THREE ACRE LN
WHEAT RIDGE CO 80033
LAKESIDE CONGREGATION OF JEHOVAHS
WITNESS
7769 W 44TH AVE
WHEAT RIDGE CO 80033
CARROLL SHARON PER REP BAUMERT
RONALD S PER REP
8661 W 95TH DR
WESTMINSTER CO 80021
DENALI PROPERTY GROUP LLC
6254 NOBLEST
ARVADA CO 80403
HARROLD KIM BUSING RANDALL B
7975 W 44TH AVE
WHEAT RIDGE CO 80033
HOY JAMES F MONSON JANET L
PO BOX 234
WHEAT RIDGE CO 80034
JEFFERSON COUNTY SCHOOL DIST R1
1829 DENVER WEST DR
GOLDEN CO 80401
KEOSK LLC
19513 W 54TH PL
GOLDEN CO 80403
LOECHER ROGER LOECHER EILEEN
PO BOX 12208
DENVER CO 80212
LOECHER ROGER P MARQUEZ INEZ MARQUEZ ROSA M NORMAN'S MEMORIALS INC
5500 W 44TH AVE 4370 AMMONS ST 7805 W 44TH AVE
DENVER CO 80212 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033
OMI SHELDON R OMI THERISA K PATRICK NICHOLS ASSOCIATES LLC PEREZ PATRICIA HAMAN LILLIAN A TRUSTEE
7910 W 41ST AVE 8190 W 67TH AVE 4155 YARROW CT
WHEAT RIDGE CO 80033 ARVADA CO 80004 WHEAT RIDGE CO 80033
PERSCHBACHER MICHAEL F
PERSCHBACHER BERNADETTE 1
4300 AMMONS ST
WHEAT RIDGE CO 80033
ROFRANO ROCCO J ROFRANO ROCCO J JR
4174 YARROW CT
WHEAT RIDGE CO 80033
SILVEY PRESTON SCOTT SILVEY LINDSEY
4160 YARROW CT
WHEAT RIDGE CO 80033
WEST SUBURBAN DENTAL COMPLEX
OFFICE OWNERS ASSOCIATION INC
7900 W 44TH AVE 1
WHEAT RIDGE CO 80033
YARROW LLC
PO BOX 16507
DENVER CO 80216
RESIAK 8 LTD
7765 W THREE ACRE LN B
WHEAT RIDGE CO 80033
SANDRA LOUISE MCKENZIE REVOCABLE TRUST
SANDRA L MCKENZIE
1651 CORSICA DR
WELLINGTON FL 33414
SOLIS ARNULFO
7900 W 44TH AVE 6
WHEAT RIDGE CO 80033
WHEAT RIDGE DAIRY CAFE LLC
PO BOX 518
EVERGREEN CO 80437
RITTER CHARLES E RITTER BROOKE R
3748 QUAIL ST
WHEAT RIDGE CO 80033
SCHERBER JOSEPH P
8010 W 44TH AVE
WHEAT RIDGE CO 80033
T C LAND LLC
2122 S CLAYTON ST
DENVER CO 80210
WILLIAM J & MICHELLE G LUCE LLC
9362 APACHE RD
LONGMONT CO 80504
City ®f dgc
WIL, bat
POSTING CERTIFICATION
CASE NO. `.V Z - I (e --Cp R
PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One)
HEARING DATE: H - 1 C) - I q
I,
(n am e)
residing at C,l� �`} e,, p�� LD
(address)
as the applicant for Case No. C)'2 , hereby certify that I have posted the Notice of
Public Hearing at
(location)
4Aon this 2`1 day of V�l�G\ , 20 l� , and do hereby certify that
said sign has been posted and remained in place for fifteen (15) days prior to and including the
scheduled day of public hearing of this case. The sign was posted in the position shown on the
map below.
Signature:
NOTE: This form must be submitted at the public hearing on this case and will be placed in the
applicant's case file at the Community Development Department.
MAF
T City of
(!/ �
h6atd��cge
i
PUBLIC HEARING POSTING REQUIREMENTS
Applicants are required to post a NOTICE OF PUBLIC HEARING before all Board of
Adjustment, Planning Commission and City Council meetings. Signs will be provided by the
Community Development Department.
One sign must be posted per street frontage. In addition, the following requirements must be
met:
The sign must be located within the property boundaries.
The sign must be securely mounted on a flat surface.
The sign must be elevated a minimum of thirty (30) inches from ground.
The sign must be visible from the street without obstruction.
The sign must be legible and posted for fifteen (15) continuous days prior to and
including the day of public hearing.
It is the applicant's responsibility to certify that these requirements have been met and to submit a
completed Posting Certification Form at the public hearing.
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Matrix1,k�i
DESIGN GROUP �q ,
January 11, 2017
Mr. Cameron Bertron
EnviroFinance Group, LLC
4601 DTC Blvd, Suite 130
Denver, CO 80237
Subject: 4255 Yarrow Development
Preliminary Traffic Study Memo
Dear Mr. Bertron:
i6oi Blake Street, Suite 200
Denver, Colorado 80202
303-572-0200
matrixdesigngroup.com
This report memo has been prepared by Matrix Design Group as requested by EnviroFinance
Group for the 4.5 -acre parcel adjacent to the Wilmore Davis Elementary School and Yarrow
Street in Wheat Ridge, Colorado to determine the potential transportation impact of the
proposed rezoning to The City of Wheat Ridge's MU -N zone district. The parcel being studied
currently contains vacated greenhouse buildings and gravel drives, as shown on the ALTA
Survey prepared by Contract Surveyors, LTD.
As the proposed rezoning allows for a range of development outcomes, this analysis assumes a
primarily residential development of between 70 and 95 units (townhomes and/or apartments in
multiple buildings) to show a range of outcomes — generally bracketing a medium density and
the maximum allowed by the proposed zone district. At such time as a specific site plan has
been developed for the site, a more detailed analysis can be provided.
Vehicular Access
Most of the vehicular access to and from the site will be though the regional highway network of
1-70 and Wadsworth Blvd. (SH 121) east and north of the site. To a lesser extent Colfax (US 40)
and 6th Avenue (US 6) will serve trips south of the site. Wadsworth Bld. as a major arterial
roadway with four capacity lanes plus auxiliary and turn lane is a primary north/south connection
to the regional network. Wadsworth Blvd. intersections with W 44th Ave., and W 41 st Ave. that
connect to the local roadways serving the site. W 44th Avenue is the closest east/west roadway
to the site is transitioning from the Wadsworth traffic signal controlled intersection to a four lane
main collector/minor arterial with four capacity lanes with no turn lanes. W 41 st Ave., south of
the site, is a local street that intersects with Wadsworth Blvd. at a two-way stop condition. W
41 st Ave. intersects with Yarrow Court which serves the site.
Two site access locations are assumed off Yarrow Street along the east property line. Yarrow
Street is a local street with an approximate width of 33 feet, which supports two north/south
lanes and on -street parking on both sides of the street. Yarrow St. is currently not striped and is
stop controlled at the W. 44th Ave. intersection. Yarrow St. terminates at W 42nd Ave. in an
elbow configuration. One site access is assumed off W 42nd Ave. west of an intersection with
Yarrow Ct. Yarrow Ct. intersects with W 41st Avenue in a "T' configuration south of the site.
Planned roadway improvements include the widening of Wadsworth Blvd to six capacity plus
turn lanes. Future plans also include a traffic signal at the W 41st Avenue and Wadsworth Blvd.
intersection.
4255 Yarrow Street Development
January 11, 2017
Page 2
Bicycle
There are currently no dedicated bicycle facility in the vicinity of the site, however the
Wadsworth Blvd. planning study and the City of Wheat Ridge Comprehensive Plan indicates
Bike lanes on Wadsworth Blvd. and W 44th Avenue.
Pedestrian
There are currently attached sidewalks on the perimeter streets including Wadsworth Blvd., W
44th Ave., Yarrow St., and W 41st Ave. The Wheat Ridge Comprehensive Plan indicates
sidewalks with buffer on Wadsworth Blvd.
Transit
Transit in the area includes RTD Bus service on; Wadsworth Blvd., W 44th Ave. and 38th Ave.
In addition, the Gold Line commuter rail, approximately 1.5 miles from the site, provides service
to downtown Denver and Ward Road in western Wheat Ridge.
Trip Generation
The vehicle trips associated with the proposed development were calculated using the Trip
Generation Manual, 9th Edition, Institute of Transportation Engineers. Two land use scenarios
are presented in the table below. The first scenario considers 40 apartment units and 55
townhouse units. The second scenario considers 70 townhouse units. The 40 apartment units
and 55 townhouse units generates the most traffic between the two scenario with; 749 ADT and
57 AM peak hour, and 77 PM peak hour trips. The City of Wheat Ridge criteria indicates that a
site generating more than 60 peak hour trips will require a Traffic Impact Study (TIS). The 70
townhouse units scenario is below the City criteria of 60 peak hour trips, however due to the
proximity of Yarrow Street to Wadsworth the City may require a TIS to verify acceptable traffic
conditions or the need for traffic mitigation measures.
P oposed Development
Parcel Land Use Type
Intensity ITE
Code
Daily
Site Generated Trips
AM
Total I In I Out TotalM
PM
1
1 A artment
40 du's 220
366
24 5 19 40
2 Residential Condo/Townhouse
55 du's 230
383
33 6 27 37
3
4
5
Total
749
57 11 46,7
Proposed Development
Parcel
Land Use Type Intensity
ITE
Code
Site Generated Trips
AM PM
Daity Total I In I Out Total In Out
1
Residential Condo/Townhouse 70 du's
230
472 39 7 32 45 31 14
2
Total
472 39 7 32 45 31 14
4255 Yarrow Street Development
January 11, 2017
Page 3
CONCLUSIONS
Expected transportation related improvements are attached sidewalk, curb ramps at entrance
drives, and signing at access locations. In addition, signing and striping improvement along
Yarrow St will likely be required.
Please do not hesitate to contact me if you have any questions (303)226-7832.
Sincerely,
Matrix Design Group, Inc.
Jeff Killion, PE
Senior Engineer
7. PUBLIC HEARING
A. Case No: WZ-16-08: An application filed by EnfiroFinance Group for approval of
a zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N)
for the property located at 4255 Yarrow Street.
Ms. Reckert gave a short presentation regarding the Zone Change and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case.
Commissioner LEO asked if this project falls within the Urban Renewal Area.
Ms. Reckert explained the Urban Renewal area is more towards Wadsworth and
this property is just at the edge of it. This case was sent to the Urban Renewal
Director and he had no comments.
Commissioner DORSEY asked if there could be a street built to connect 42nd with
Wadsworth.
Ms. Reckert thought it highly unlikely that a street connection will be extended
from Yarrow west to Ammons but there may be an opportunity for an extension to
the east.
Mr. Westberg concurred and added that a long range planning effort could be
explored for an extension of 42nd Avenue from Wadsworth to Yarrow Street with a
possible crossover signal.
Commissioner DORSEY hoped this would alleviate some of the traffic.
Commissioner BODEN asked about the possibility of a 35 -foot structure being
built on the property and whether a 30 -foot buffer would impair Happiness
Garden's sunlight.
Ms. Reckert explained there have been and will continue to be conversations with
the City Forester, Margaret Paget, who manages Happiness Garden's regarding the
interface between the two properties. .
Commissioner OHM inquired about the zoning on Happiness Gardens.
Ms. Reckert replied that it is zoned Residential -Two (R-2).
Commissioner OHM asked if Yarrow Street is a neighborhood main street
commercial corridor. He wondered why this property being two lots deep should
be rezoned to MU -N when compared to the 38h Corridor, which was rezoned to
Planning Commission Minutes -2—
February
2—
February 16, 2017
MU -N and is only one lot deep. He wondered whether a zone change to
Residential -Three, (R-3) was considered.
Ms. Reckert explained that 38th Avenue has different characteristics than 441h
Avenue. While different zone change options were discussed with the applicant,
the zone change to MU -N was more desirable because of the shorter processing
time. .
Commissioner OHM also asked about possible installation of a traffic light at
Yarrow Street and 44a' Avenue intersection. He expressed concern with sight
distance at the intersection due to the retaining wall for the assisted living facility.
He expressed additional concern for redirected traffic once construction on
Wadsworth begins and the need for storm drainage improvements at the
Wadsworth and 44th Avenue intersection.
Mr. Westberg stated there is no plan to extend the storm water drainage west on
44P Avenue but there are plans to remediate drainage issues at the 44'h/Wadsworth
intersection.
Cameron Bertron, EnviroFinance Group
4601 DTC Blvd. #130, Denver
Mr. Bertron explained to the Commission that his group specializes in Brownfield
redevelopment and remediation of contaminated sites and that they will be cleaning
this site to a residential standard, which is more intensive than the commercial
standard.
Commissioner BODEN asked again about the 30 -foot buffer and sunlight.
Mr. Bertron explained that there will be less of an impact from the structures on the
site than the 30 -foot pine trees on the eastern side of Happiness Gardens. He also
explained there will be nice open space transition to the open space on Happiness
Gardens.
Discussion continued about potential traffic and drainage impacts from the site
being developed.
Commissioner WEAVER indicated that she is in support of the zone change but
that she understands the traffic concerns. She is more concerned about the
contamination on the site and feels it needs to be remediated in an appropriate way
by a developer familiar with the procedures.
Commissioner OHM indicated his awareness of issues with remediation but is still
concerned about traffic impacting the neighborhood. He also has concerns about
mixed-use zoning being placed in neighborhoods instead of straight residential or
planned development zoning.
Planning Commission Minutes -3—
February
3—
February 16, 2017
Ms. Reckert stated that because the site is over 1 -acre, it could not be rezoned to R-
3. The Planned Development process would take longer than the mixed-use zone
change.
Mr. Westberg added that the City will be asking for traffic impact study with the
site plan and plat.
It was moved by Commissioner BODEN and seconded by Commissioner
WEAVER to recommend approval of Case No. WZ-16-08, a request for
approval of a zone change from Residential -Two (R-2) to Mixed Use -
Neighborhood (MU -N) for property located at 4255 Yarrow Street for the
following reasons:
1. The proposed zone change will promote the public health, safety, and
Welfare -of the community.
2. The proposed zone change is consistent with the goals and objectives of
the City's Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the
property and may serve as a catalyst for other property redevelopment or
improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative
site plan review to determine whether the installation of a traffic signal at
the corner of 44th and Yarrow is warranted. If it is warranted, the
applicant will be responsible for the proportional share of the cost of such
signal installation.
Motion carried 4-1, with Commissioner OHM denying.
B. Case No. MS -16-04: an application filed by Regency Centers for US Retail
Partners for approval of a three -lot minor subdivision for property zoned Planned
Commercial Development (PCD) located at approximately 3400 Youngfield Street.
Ms. Reckert gave a short presentation regarding the Minor Subdivision and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements had been met, therefore the
Planning Commission has jurisdiction to hear this case.
Dan Daly, 12498 W 35th Avenue, Wheat Ridge
Planning Commission Minutes
February 16, 2017
-4—
t. r
City of
`WheatIge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: Meredith Reckert
DATE OF MEETING: February 16, 2017
CASE NO. & NAME: WZ-16-08/EnviroFinance Group (EFG)
ACTION REQUESTED: Approval of a zone change from Residential -Two (R-2) to
Mixed Use -Neighborhood (MU -N)
LOCATION OF REQUEST: 4255 Yarrow Street
PROPERTY OWNER: JDB, LLC
APPROXIMATE AREA: 4.52 acres
PRESENT ZONING: Residential -Two (R-2)
COMPREHENSIVE PLAN: Neighborhood
ENTER INTO RECORD:
COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS
ZONING ORDINANCE DIGITAL PRESENTATION
All notification and posting requirements have been met; therefore, there is jurisdiction to hear
this case.
I. REQUEST
This application is for approval of a zone change from Residential -Two (R-2) to Mixed Use —
Neighborhood (MU -N) for property located at 4255 Yarrow Street.
The zone change is the first step of the process for approval for redevelopment of this site under
MU -N zoning. If approved, and prior to any construction, a site development plan review will
be required to confirm compliance with the city zoning code and the Architectural and Site
Design Manual. These reviews would be administrative with no additional public hearings
required.
The purpose of the rezoning is to modify the list of uses and to simplify the review and approval
process for future development on the property. (Exhibit 1, Applicant Letter)
II. EXISTING CONDITIONS/PROPERTY HISTORY
The site is located at 4255 Yarrow Street, south of 44th Avenue and west of Wadsworth Blvd.
According to the Jefferson County Assessor, the property is 4.52 acres in size and is unplatted.
(Exhibit 2, Aerial Photo) The property contains a non -conforming greenhouse that was
constructed in the 1940's, with minor modifications completed subsequently. The building is
currently vacant.
The subject property is "L" -shaped and has roughly 400 feet of street frontage along Yarrow
Street and roughly 275 feet of street frontage along 42nd Avenue. (Exhibit 3 — ALTA survey)
The property is currently contaminated due to pesticides and fuel used with the prior greenhouse
use. The contamination will have to be remediated prior to any disturbance of soil on the site
(Exhibit 4, Site Photos)
Surrounding properties include a variety of land uses. Immediately to the west is a parcel zoned
Residential -Two (R-2) that contains an urban garden, owned by the City of Wheat Ridge, known
as Happiness Gardens. Beyond that parcel to the west are properties zoned R-2 that contain
primarily single-family dwellings. The roughly 1 -acre property to the south is zoned R-2 and
contains a single family home. Beyond this to the south is Wilmore-Davis Elementary School
and its associated play fields. Also on the southern side of the subject property are properties
zoned R-2 that contain single-family homes. To the east is a multi -family property zoned
Residential Three (R-3). Properties to the north front 44th Avenue, containing a variety of
commercial businesses, are zoned Commercial -One (C-1). A new assisted living facility was
recently completed at the southwest corner of 44th and Yarrow Street. (Exhibit 5, Zoning Map
III. PROPOSED ZONING
The existing zoning on the property is Residential -Two (R-2) which allows low density single
and two family construction. The applicant is requesting the property be rezoned to Mixed Use —
Planning Commission 2
WZ-16-08/EFG
Neighborhood (MU -N) to allow the construction of a new multi -family housing development.
The MU -N zoning allows a variety of residential, commercial and civic land uses. Multi -family
development in the MU -N zone district is allowed at a density of up to 21 units per acre,
consistent with the City Charter limitations.
The MU -N zone district has been established for locations along neighborhood main streets and
at neighborhood commercial centers. It was established to encourage medium to high density
mixed use development. As there is a wide variety of land uses in the surrounding area, a zone
change to MU -N at this location could provide an appropriate transition from more intense
commercial land uses along 44th Avenue to the single-family homes to the south. Staff believes
multi -family residential redevelopment of the property is appropriate and consistent with
applicable policy documents adopted by the City.
In addition to residential and civic uses, the MU -N zone district allows for a wide range of
commercial and retail uses. The applicant has indicated that the property is not suitable for
commercial land uses due to its lack of visibility and frontage on 44th Avenue. This is articulated
in the applicant's submittal letter labeled as Exhibit 1.
The following table compares the existing R-2 zoning and proposed MU -N zoning for the
property.
Development
R-2 zoning
MU -N zoning
Standard
Uses
Single family
Residential and commercial uses
and two family
(office, service and retail,
residential
restaurant) including multi-
family and live/work facilities
Architectural
None
Mixed Use development
Standards
standards specified in zone
district — similar to ASDM
Max. Building Height
35'
35' for any building having a
residential use; 50' for any
building having a commercial
use
Max. Lot Coverage
40%
85% to 90%
Min. Landscaping
N/A
Mixed use — 10%
Single use - 15%
Min. Front Setback
25'
0' — 20' build to
If the rezoning is approved, the applicant would then submit for administrative plan review and
plat. The design for the property would be held to the standards set forth in the zoning code and
the architectural and site design standards contained in the Mixed- Use zone district regulations.
Planning Commission 3
WZ-16-08/EFG
IV. ZONE CHANGE CRITERIA
Staff has provided an analysis of the zone change criteria outlined in Section 26-112.D.2. The
Planning Commission shall base its recommendation in consideration of the extent to which the
following criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community
and will not result in significant adverse effects on the surrounding area.
The change of zone promotes the health, safety, and general welfare of the community and
will not result in significant adverse effects on the surrounding area. The property is
currently unmaintained with dilapidated buildings and various code violations including
weeds and the presence of vermin.
The MU -N zoning is expected to add value to the subject property and to the surrounding
community. The mixed use development standards will promote compatibility between
future development and existing surrounding land uses including building stepbacks and
buffering.
With regard to traffic impacts, based on trip generation information reviewed during the
referral process, it has been determined that the local streets are adequate to support the
rezoning request and a full traffic study was not required. Additional traffic analysis will be
required during the administrative site plan review process, including further consideration of
whether a traffic signal might be warranted at 44h and Yarrow. While staff does not believe
that a traffic signal will be warranted based on the densities allowed under MU -N zoning,
staff is recommending a condition of approval noting that if warranted, the applicant will be
responsible for the proportional share of the cost of such signal installation.
Staff concludes that this criterion has been met.
2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the
change of zone, or the applicant will upgrade and provide such where they do not exist
or are under capacity.
All responding agencies have indicated they can serve the property with improvements
installed at the developer's expense. Prior to issuance of a building permit, an administrative
site development plan application will be required and referred to all impacted utility and
service agencies
Staff concludes that this criterion has been met.
3. The Planning Commission shall also find that at least one(1),of the following conditions
exists:
a. The change of zone is in conformance, or will bring the property into conformance,
with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and
other related policies or plans for the area.
Planning Commission 4
WZ-16-08/EFG
P
The proposed zoning is consistent with the policies and goals in the City's
comprehensive plan Envision Wheat Ridge which was adopted in.2009. The Structure
Plan map in Envision Wheat Ridge illustrates the community's vision by classifying
different types of development areas and transportation corridors.
The Structure Plan for this area depicts W. 44th Avenue as a Neighborhood Commercial
Corridor (shown as pink dots) transitioning into Neighborhood to the south (represented
by yellow).
Goals identified for Neighborhood Commercial Corridors include:
• Encouraging improvement of underutilized properties.
• Increasing housing options
• Ensuring quality design for development and redevelopment
• Redevelopment and reinvestment in underutilized areas with denser, high quality
development.
Site
The category of Neighborhood are areas typically bounded by arterial and collector
streets. Envision Wheat Ridge further breaks down the definition of Neighborhood to
identify Stable Neighborhoods and Areas for Revitalization. Revitalization areas are
generally over one-half an acre in size and have pockets of property that might benefit
from reinvestment. Many times these properties require special attention due to
dilapidated structures, code enforcement issues, incompatible uses and safety.
Happiness Gardens to the west of the subject property is shown in green as Parks and
Open Space. Further to the east, is the Wadsworth Corridor designated in red.
Planning Commission 5
WZ-16-08/EFG
Goals met with the proposal include the redevelopment of and reinvestment in
underutilized properties with denser, high quality development. Development of the site
will eliminate an attractive nuisance and allow new housing choices for existing residents
and those coming to the City of Wheat Ridge.
The property is also located on the western edge of the Wadsworth Subarea Corridor Plan
where it is designated as Medium High Density Residential in the Recommended Land
Use map.
"74
=4 7
Staff concludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the
City of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current zoning designation as it
appears on the City zoning maps.
Staff concludes that this criterion is not applicable.
c. A change of character in the area has occurred or is occurring to such a degree that
it is in the public interest to encourage redevelopment of the area or to recognize the
changing character of the area.
West 44th Avenue carries between 11,000 and 12,000 vehicles per day and land use on
the corridor includes a variety of commercial, residential and multi -family uses.
Investment has been realized along this portion of West 44th Avenue that includes newer
medical offices and most recently, completion of an assisted living community directly
to the north. The zone change will promote reuse and redevelopment of the property,
which could act as a catalyst for additional redevelopment and property investment in
the area.
Staff concludes that this criterion has been met.
Planning Commission 6
WZ-16-08/EFG
d. The proposed rezoning is necessary in order to provide for a community need that
was not anticipated at the time of the adoption of the City of Wheat Ridge
comprehensive plan.
The proposed rezoning is consistent with the Comprehensive Plan and other supporting
documents; therefore this criterion is not applicable.
Staff concludes that this criterion is not applicable.
Staff concludes that the criteria used to evaluate zone change support this request.
V. NEIGHBORHOOD MEETING
Prior to submittal of an application for a zone change, the applicant is required to hold a
neighborhood input meeting in accordance with the requirements of section 26-109.
A meeting for neighborhood input was held on December 15, 2016. In addition to the
applicants, roughly 10 persons were in attendance. Discussion topics are addressed in the
neighborhood meeting notes. (Exhibits 6 and 7, Neighborhood Meeting Notes and Sign-up
sheets)
VI. AGENCY REFERRAL
All affected City departments and service agencies were contacted for comment on the zone
change request and regarding the ability to serve the property. Specific referral responses
follow:
Wheat Ridge Parks and Recreation Department: No specific comments at this time. If the
application moves forward, they will work with Planning staff and the applicant to discuss
interface between Happiness Gardens and the proposed development.
Wheat Ridge Police Department: Has no issues with the zone change.
Wheat Ridge Public Works: Has no comments regarding drainage at this time. A drainage
plan will be required to be reviewed as part of the site plan and plat processes. Preliminary traffic
information has been reviewed by Public Works. Additional traffic information will be required
at the time of administrative site plan review.
Wheat Ridge Sanitation District: No objections. Can serve the property with an existing line
in Yarrow
Xcel Energy: No objections.
Comments received relate only to the zone change request. A separate referral process would be
required in the future if the zone change is approved and a site plan is submitted.
Planning Commission 7
WZ-16-08/EFG
VII. STAFF CONCLUSIONS AND RECOMMENDATION
Staff concludes that the proposed zone change promotes the health, safety and general welfare of
the community. Staff further concludes that the proposal is consistent with the goals and
objectives of the Comprehensive Plan and the Wadsworth Subarea Plan. The zone change will
promote redevelopment and revitalization of the property and may serve as a catalyst for other
property redevelopment or improvements in the area.
Because the zone change evaluation criteria support the zone change request, staff recommends
approval of Case No. WZ-16-08 with one condition included in the recommended motion..
VIII. SUGGESTED MOTIONS
Option A•
"I move to recommend APPROVAL of Case No. WZ-16-08, a request for approval of a zone
change from Residential -Two (R-2) to Mixed Use — Neighborhood (MU -N) for property located
at 4255 Yarrow Street for the following reasons:
1. The proposed zone change will promote the public health, safety, or welfare of the
community.
2. The proposed zone change is consistent with the goals and objectives of the City's
Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the property and may
serve as a catalyst for other property redevelopment or improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative site plan review
to determine whether the installation of a traffic signal at the corner of 44th and Yarrow is
warranted. If it is warranted, the applicant will be responsible for the proportional share
of the cost of such signal installation."
Option B•
"I move to recommend DENIAL of Case No. WZ-16-08, a request for approval of a zone change
from Residential -Two (R-2) to Mixed Use — Neighborhood (MU -N) for property located at 4255
Yarrow Street for the following reasons:
Planning Commission 8
WZ-16-08/EFG
Exhibit 1— Applicant letter
Rezoning Application
Written Request and Description of Proposal
4255 Yarrow St. Wheat Ridge, CO
Current Zoning: R-2
Proposed Zoning: MU -N
Background: 4255 Yarrow Street is a 4.52 acre parcel of land, currently zoned R-2 and
occupied by a 106,000 square foot greenhouse. Following decades of productive use as
greenhouse growing flowers, landscaping, and produce, the property now sits vacant and
blighted. Compromised by environmental contamination, the property is no longer viable as a
greenhouse or re -developable consistent with the underlying zoning.
EnviroFinance Group, LLC (applicant) is under contract to acquire the property from the current
owner, JDB, LLC, and proposes to redevelop the subject property into a medium density
residential development, comprised of townhomes or a mix of townhomes and a small apartment
or mixed-use building, consistent with the City of Wheat Ridge's Comprehensive Plan, the
Wadsworth Corridor Subarea Plan, and the proposed Mixed Use — Neighborhood zone district
(MU -N).
Response to zone change review criteria #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.
Consistent with the adopted Wadsworth Corridor Subarea Plan, the change of zone will allow for
medium density residential development and/or a mix of neighborhood serving commercial
development; thereby creating a balanced mix of land uses. The added density will help support
a sustainable and resilient local economy along W. 44th Ave. and Wadsworth Blvd., while
maintaining the character and integrity of adjacent residential neighborhoods. Immediately
adjacent to two key commercial corridors, a neighborhood school, and a community garden, this
change of zone will enable opportunities for unique places for people to live, work, shop, and
play; as well as promote use by pedestrians, bicyclists, and transit users; and encourage active
lifestyles. As such, 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 location of the property, between a single-family residential neighborhood to the south and
west and two commercial corridors to the north and east, makes it an ideal candidate for MU -N
zoning, helping to create the zone of transition contemplated by City plans. MU -N zoning allows
the property to achieve many of the City's goals while protecting the character of the
surrounding single-family neighborhood. Adding residential density achieves the goal of
transitioning height from Main Street or Neighborhood Commercial Corridors to single-family
neighborhoods, and provides new households to support the commercial activity of the corridors,
Planning Commission 9
WZ-16-08/EFG
as well as the nearby school and gardens. Encouraging residential density within walking
distance to commercial corridors also helps alleviate traffic congestion.
While higher density residential development is the central objective of MU -N zoning, it also
allows for commercial uses. Practically speaking, the location of the property fronting along
Yarrow Street (as opposed to frontage along 44th or Wadsworth) means that commercial
development on the property is very unlikely. This is especially true now that 7850 West 44th
Avenue (the adjoining property at the corner of 44th and Yarrow) has been developed as assisted
living.
Nevertheless, to protect against potential negative impacts from commercial uses on surrounding
properties, MU -N zoning has built in use restrictions, excluding uses such as storage, warehouse,
industrial, and large retail; as well as providing guidance and requirements on design elements.
Should a commercial use be viable in this location, these requirements help to ensure
development is consistent with community expectations and set parameters for density, height,
setbacks, open space, and more. To that end, the potential for commercial development on the
property is likely limited to smaller neighborhood serving retail, such as a coffee shop, integrated
into the ground floor of a multi -family development. A commercial use such as this can be
integrated into the site plan and serve both the residents of this property, as well as surrounding
neighbors and offices.
Finally, the change of zoning will encourage reinvestment in and redevelopment of a
contaminated, blighted property and eliminate the negative impacts on the surrounding
residential and commercial property. As such, the proposed change of zone is a sensible step
towards preserving the public health, safety, and general welfare of the citizens of Wheat Ridge,
and a proactive step to support the positive planned growth of W. 44th Ave. and Wadsworth
Blvd.
Response to zone change review criteria #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.
Applicant confirms that 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.
Dry Utilities: The site is currently served by electricity and gas (Xcel).
Water and Sanitation: The Wheat Ridge Water District and Wheat Ridge Sanitation District
have confirmed there is adequate infrastructure to support a 10-21 unit per acre mixed-use
project. An extension of a sewer line down Yarrow St. may be necessary and will be
accommodated as part of development.
Transportation:
Vehicular — Most of the vehicular access to and from the site will be though the regional
highway network of I-70 and Wadsworth Blvd. (SH 12 1) east and north of the site. To a
lesser extent Colfax (US 40) and 6th Avenue (US 6) will serve trips south of the site.
Planning Commission 10
WZ-16-08/EFG
Wadsworth Blvd. as a major arterial roadway with four capacity lanes plus auxiliary and
turn lanes is a primary north/south connection to the regional network. Wadsworth Blvd.
intersects with W. 44th Ave. and W. 41 st Ave. which connect to the local roadways
serving the site. W. 44th Ave. is the closest east/west roadway to the site and transitions
from the Wadsworth traffic signal controlled intersection to a four lane main
collector/minor arterial with four capacity lanes and no turn lanes. W. 41 st Ave., south of
the site, is a local street that intersects with Wadsworth Blvd. at a two-way stop
condition. W. 41 st Ave. intersects with Yarrow Court which serves the site.
Two site access locations are anticipated off Yarrow Street along the east property line.
Yarrow Street, a local street with an approximate width of 33 feet, supports two
north/south lanes and on -street parking on both sides of the street. Yarrow St. is currently
not striped and is stop controlled at the W. 44th Ave. intersection. Yarrow St. terminates
at W. 42nd Ave. in an elbow configuration. One site access is proposed off W. 42nd Ave.
west of an intersection with Yarrow Ct. Yarrow Ct. intersects with W. a "T"
configuration south of the site.
Planned City roadway improvements include the widening of Wadsworth Blvd. to six
capacity plus turn lanes. Future plans also include a traffic signal at the W. 41 st Avenue
and Wadsworth Blvd. intersection.
Bicycle — There are currently no dedicated bicycle facility in the vicinity of the site,
however the Wadsworth Blvd. planning study and the City of Wheat Ridge
Comprehensive Plan indicates Bike lanes on Wadsworth Blvd. and W. 44th Ave.
Pedestrian — There are currently attached sidewalks on the perimeter streets including
Wadsworth Blvd., W. 44th Ave., Yarrow St., and W. 41st Ave. The Wheat Ridge
Comprehensive Plan indicates sidewalks with buffer on Wadsworth Blvd.
Transit — Transit in the area includes RTD Bus service on Wadsworth Blvd., W. 44th
Ave., and 38th Ave. In addition, the Gold Line commuter rail, approximately 1.8 miles
from the site, provides service to downtown Denver and Ward Road in western Wheat
Ridge.
Trip Generation — Vehicle trips associated with the proposed change of zone were
calculated by Matrix Design Group using the Trip Generation Manual, 9th Edition,
Institute of Transportation Engineers. Two land use scenarios were assumed. The first
scenario maxes out the allowable residential density and considers 40 apartment units and
55 townhouse units. The second "expected" scenario assumes a market driven outcome
and considers 70 townhouse units. The 40 apartment units and 55 townhouse units
generates the most traffic between the two scenario with 749 ADT and 57 AM peak hour,
and 77 PM peak hour trips. The expected outcome of 70 townhouse units generates 472
ADT and 39 AM peak hour, and 54 PM peak hour trips. Applicant acknowledges that the
City of Wheat Ridge criteria require that a site plan generating more than 60 peak hour
trips will require a Traffic Impact Study (TIS) at the time of submittal.
Planning Commission 11
WZ-16-08/EFG
Storm Drainage:
This site is located on a FEMA Zone X and according to the FEMA website this means the site is
outside the 0.2% chance floodplain and at low to moderate risk of flooding.
Storage and treatment of runoff on sites in the City of Wheat Ridge is required for all
developments within city limits. All detention facilities, unless designated as regional detention
facilities by the City of Wheat Ridge, are to be privately owned and maintained. Redevelopment
of the site under the proposed zoning would be classified as a Major Redevelopment according
to the City of Wheat Ridge Site Drainage Requirements because it will disturb more than 10,000
square feet of the existing impervious area of the site. Applicant acknowledges that there is no
existing storm water drainage infrastructure on or adjacent to the site and, as such, the site will
likely need to provide full infiltration for the detention facility and that storm water plans and
reports will require review and approval by the City of Wheat Ridge Public Works department.
CONCLUSION:
Regardless of the proposed zone change, redevelopment of the property known as 4255 Yarrow
will require an onsite detention and infiltration system for storm drainage infrastructure to
support development. With the construction of an infiltration facility, no storm water
infrastructure improvements are anticipated to be required off-site to provide service to this
project.
Any project developed under the current or proposed zone will follow the City of Wheat Ridge
City Code and City of Wheat Ridge Engineering Regulations and Design Standards for concept
and formal submittals to obtain services.
No offsite dry utility or water infrastructure will be required to support redevelopment of the
property. Modest upgrades to the existing sanitary sewer pipe in Yarrow Street are expected.
Expected transportation related improvements are sidewalks, curb ramps at entrance drives, and
signing at access locations, as well as possible signing and striping improvement along Yarrow
Street.
Response to zone change review criteria #3a: The change of zone is in conformance, or will
bring the property into conformance with, the City of Wheat Ridge comprehensive plan
goals, objectives and policies, and other city -approved policies or plans for the area.
The proposed zone change is consistent with the Envision Wheat Ridge Comprehensive Plan and
the Wadsworth Corridor Subarea Plan, and is a catalyst to achieve a number of the stated goals
and strategies set forth in these plans. In certain areas, zone change is needed to bring the
property into conformance with these plans.
Envision Wheat Ridge Comprehensive Plan
Two of the six stated key values of the Envision Wheat Ridge Comprehensive Plan—Creating a
Resilient Local Economy Based on a Balanced Mix of Land Uses and Promoting Vibrant
Neighborhoods and an Array of Housing Options—are directly enhanced through a zone change
to MU -N. More specifically, the following excerpts speak to the connection between this zone
change and conformance with the Envision Wheat Ridge Comprehensive Plan.
Planning Commission 12
WZ-16-08/EFG
CHAPTER 4: Economy and Land Use
"In order for Wheat Ridge to continue to be viable residential community, and to maintain
existing levels of services (such as police protection, roadway maintenance, and parks and
recreation amenities) the City must chart a new course for the future to establish a diverse mix
of land uses to build and sustain a broad and resilient tax base."
Economy and Land Use Goal 2: "Attract quality retail development and actively retain existing
retailers to locate in Wheat Ridge."
Economy and Land Use Goal 4: "Increase the diversity of land uses."
Economy and Land Use Policy 4. 1 —Efficient Use of Limited Land: "Because of the limited
amount of land available for new development, the City will require efficient use of newly
developing and redeveloping areas by promoting higher -intensity development."
Economy and Land Use Policy 4.1— Efficient Use of Limited Land, Strategies A and B: "A -
Emphasize mixed-use development in developing and redeveloping areas", `B -Develop a new
mixed-use zoning district and associated land use regulations."
Economy and Land Use Goal S: "Revitalize key redevelopment areas."
A zone change to MU -N provides a critical mass to support existing and future retail, diversifies
existing land uses, revitalizes a key redevelopment area near W. 44th Ave. and Wadsworth
Blvd., and deploys the City's new mixed-use zoning.
Additionally, townhomes, a development outcome not possible under the current zone, can often
offer greater square footage than nearby single family homes, and are new construction, leading
to increased property tax for the City. With "nearly 60% of general City revenues coming from
sales tax" (pg. 33), the density associated with MU -N offers an opportunity to bolster property
tax as a complement to sales tax.
CHAPTER 5: Neighborhoods and Housing
"The edges of neighborhoods, displayed as Neighborhood Buffer Areas on the Structure Plan,
correspond with areas that have generally shifted away from predominately single-family
owner -occupied uses over time, to a mix of uses .... According to the NRS, the homogenous
nature of the city's housing stock is a somewhat limiting factor in attracting new residents
and households. This is due to the fact that the housing types available in Wheat Ridge are
generally older and smaller than the current Jefferson County market demands ....As
reinvestment and redevelopment occur in revitalization and Neighborhood Buffer areas, it will
be important to add new housing types."
Neighborhoods and Housing Goal 2: "Increase housing options."
Neighborhoods and Housing Policy 2.1: "The City will direct the development of new housing
types such as townhomes, condos/lofts, and senior living units (especially in Neighborhood
Revitalization, Neighborhood Buffer, and other mixed-use areas) to meet market demand."
Neighborhoods and Housing Goal 4: "Stimulate investment and redevelopment in Neighborhood
Buffer Areas."
Planning Commission 13
WZ-16-08/EFG
The property is located adjacent to a Neighborhood Buffer area, MU -N provides variety of
housing options in a way R-2 cannot, and responds to the market by providing more square
footage than the current single family housing stock pervasive in Wheat Ridge. In addition to
diversifying the available housing options, the proposed zone change will help facilitate new
families moving Wheat Ridge.
CHAPTER 7: Transportation
"While the city's established bus transit and trail systems are tremendous assets, there are
opportunities to improve the linkages between these systems and existing neighborhoods and
future activity centers. One of the primary opportunities will arise with the opening of the Gold
Line commuter rail corridor that is planned for 2016."
Transportation Goal 4: "Improve the coordination between transportation improvements and
future land use decisions."
This property takes advantage of the existing W. 44th Ave. RTD bus route and is conveniently
located 1.8 miles south of the RTD Gold Line Olde Town Arvada station.
CHAPTER 9: Sustainable Future
"A sustainable community recognizes the importance of economic prosperity (both for
individuals and the community as a whole) .... A sustainable community maintains property
values and retains strong households."
Sustainable Future Goal 1: "Establish and maintain a resilient and sustainable tax base."
Sustainable Future Policy 1.1 – Coordinated Planning, Strategy B: "Focus on attracting strong
households and a healthy mix of ages within the community."
MU -N allows for an array of housing types, such as townhomes. Townhomes offer larger square
footage than many of the surrounding single family homes, and are ideal for young families or
baby boomers looking to downsize from large properties.
CHAPTER 10: Plan Implementation
Code Amendments to Achieve Economic and Land Use Goals: "In general, the perception of
Wheat Ridge's development review process is that it has become more challenging over the
years—in part because Wheat Ridge is mostly built out, but also because the Code and
regulatory structure is overly complex, somewhat out-of-date (standards and procedures), and
unpredictable. It also contains regulatory "barriers" to achieve desirable patterns, such as
mixed-use development."
Code Amendments to Achieve Economic and Land Use Goals – Planned Developments—Over
Reliance and Unpredictability: "In addition, the Code promotes overreliance on Planned
Developments (PDs) for new development instead of using straight zoning districts and
standards. This means development projects require multiple review steps and are subject to a
high degree of discretion rather than objective standards. As a result, predictability for
developers, neighborhoods, and decision -makers is low. In addition, the requirement for
rezoning to PDs adds another step to the process and adds uncertainty for new developments,
Planning Commission 14
WZ-16-08/EFG
which can be expensive and unpredictable for businesses and industries and frustrating for
neighbors."
General Recommendations for New Mixed -Use Zoning Districts – Develop New Mixed -Use
Zoning: "Drawing from the Architectural and Site Design Manual, the City could develop new
mixed-use zoning district(s). Standards would not only ensure quality architectural design,
but also address planning. For examples, they could require new projects to provide transition
or buffers near single family neighborhoods, allow for shared parking, relax front setback
standards so buildings relate to the street, provide ample pedestrian features, and encourage (not
just allow) public gathering spaces and public art. New projects would also need to maintain
essential components of Wheat Ridge's character, including landscaping and trees, and
other appropriate themes."
For all of the reasons stated in previous pages, a zone change is critical for redevelopment of this
property, and redevelopment to medium density is an effective way to advance many of Wheat
Ridge's stated goals. A zone change to MU -N allows this desired development and puts into
practice a new zoning district that Wheat Ridge's has proactively developed to catalyze the type
of development and impact it is looking for, while maintaining a level of quality control. In the
case of a contaminated site such as this one, the City's Mixed Use zone district encourages
redevelopment of a site already burdened by the regulatory demands of remediation.
Wadsworth Corridor Subarea Plan
Two of the Wadsworth Corridor Subarea Plan's eight goals Improve the success of businesses
along Wadsworth Boulevard and Create a town center with vitality, attractive shopping and a
gathering space for the community—are aided by a zone change for this property to MU -N,
which allows higher density and more homeowners near the corridor. Furthermore, a zone
change to MU -N allows for a redevelopment that directly matches the fifth major plan feature:
"In general, encourage a gradual increase in density and building height closer to
Wadsworth Boulevard to provide the critical mass of users and residents that will help
support the businesses in the Corridor and brings life into this town center as well as prevent
encroachment into the residential neighborhoods east and west of the Subarea."
CHAPTER 2.6: Future Land Use
Figure 3: Recommended Land Uses in the Wadsworth Corridor: This map lays out a land use
map where the eastern half of this property is defined as Medium -High Density Residential –
"Medium -High Density Residential land use will be developed between ten and twenty-one units
to the acre. This range includes townhomes, condominiums and apartments."
A zone change to MU -N is consistent with this recommendation and will bring the property into
conformance with Wadsworth Corridor Subarea Plan.
CHAPTER 3.7: Density
"In the proposed town center area between W. 38th Avenue and W. 44th Avenue, higher
densities (10-20 units per acre) could be encouraged over and above commercial uses. Densities
Planning Commission 15
WZ-16-08/EFG
will be "feathered" (gradually decreased) along the edges of the corridor to make a
transition to adjacent zoning."
This property is situated near the edge of the W. 44th Ave. corridor and with MU -N zoning
provides an opportunity to "feather" height between the corridor and single family
neighborhoods. Current zoning provides little opportunity for feathering and instead requires
single family neighborhoods adjacent to the corridor.
CHAPTER 4.6: Economic Development
"The report documented the decline of stronger sales tax generators (i.e. food stores,
eating/drinking establishments, building materials and finance/insurance and real estate). The
report observed that stronger tax generation may be possible by the growth of these industries,
but also observed that the affluence of local households is a key factor in attracting and
retaining these businesses"
"To create a successful retail environment and encourage redevelopment, residential densities
need to be increased in this area. Changing the land use along the corridor to include a higher
density residential component associated with mixed us will assist in the creation of a retail
environment."
"Roughly sixty-seven percent of Wheat Ridge's multifamily housing market is rental"
"The City should look for other partners such as Wheat Ridge 2020 to help acquire and land-
bank problem properties in the corridor as they become available. Finally, the City should
consider using their authority to acquire lots at fair market prices and to condemn as necessary."
MU -N allows for increased density, which can help support nearby retail, and an array of
housing types, which can accommodate some higher priced homes that cater to more affluent
residents. Property redevelopment presents a unique opportunity for a large for sale residential
development such as town houses, which will help balance out Wheat Ridge's current 67%
rental multifamily housing market.
Response to zone change review criteria #3c: A change of character in the area has
occurred or is occurring to such a degree that it is in the public interest to encourage
redevelopment of the area or to recognize the changing character of the area.
The proposed zone change to MU -N is in response to the changed and changing conditions in the
W. 44th Ave. and Wadsworth Blvd. corridors and more specifically the property itsel£W. 44th
Ave. and Wadsworth Blvd. Corridors
Both corridors are seeing increased development activity, and the Wadsworth corridor, between
W. 38th Ave. and W. 44th Ave., is one of five target redevelopment areas in Wheat Ridge
(Envision Wheat Ridge, Executive Summary, page 5-6). The City has identified the desire to
create a vibrant Town Center in this area, and has created an Urban Renewal Area to help
accelerate many of these goals. Wheat Ridge voters recently approved Ballot Initiative 2E
providing approximately $33 million public improvements including the reconstruction of
Wadsworth Boulevard. Plans for the corridor include significant upgrades to the intersection
with W. 44th Ave. and new lighted intersections to the south. This is a significant change to the
Planning Commission 16
W Z-16-08/EFG
immediate area and will positively impact redevelopment and reinvestment along and adjacent to
the corridors consistent with City plans.
Wadsworth Corridor Subarea Plan
This property is recommended to be a Medium High Density Residential area as part of the
Wadsworth Corridor Subarea Plan, which is a change from its current R-2 land use.
Greenhouse operations on this property have long sense ceased, and the property has changed
from being an asset to a liability. The vacant, dilapidated building runs the risk of continuing to
deteriorate if the property cannot be redeveloped.
In conclusion, the change in the character and condition of the property, as well as the nature of
and proposed upgrades to nearby corridors, supports a change of zone for this property. The zone
change best serves the public interest of the citizens of Wheat Ridge by allowing a derelict
property to redevelop while also advancing many of Wheat Ridge's stated planning goals and
objectives. MU -N allows an array of housing options, supports a variety of users at different
socio-economic scales, including homeownership opportunities for young families, provides
density to support nearby commerce and diversifies and strengthens the tax base. MU -N in this
specific location takes advantage of the W. 44th Ave. bus route and nearby Light Rail options,
creates a critical mass within walking distance of already identified commercial nodes, and
provides buffers to protect the character of the surrounding single family neighborhood.
Planning Commission 17
WZ-16-08/EFG
Exhibit 3 — ALTA Survey
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Planning Commission 19
WZ-16-08/EFG
Exhibit 4 — Site photos
Planning Commission
WZ-16-08/EFG
Looking northwest
from Yarrow at new
assisted living facility
adjacent to site
20
Looking southwest
down Yarrow towards
front of property
Looking west from
Yarrow towards front of
property
Planning Commission 21
WZ-16-08/EFG
Planning Commission
WZ-16-08/EFG
Looking west from
Yarrow towards front of
property
Looking west down
northern drive aisle
22
Looking southwest
across Happiness
Gardens
Looking west towards
house to the south of
property
Planning Commission 23
WZ-16-08/EFG
....:
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Exhibit 6 — Neighborhood Meeting Notes
'1*6,*
1W Ir City Of
"(� Wheat i e
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?
December 15, 2016
Meredith Reckert, Senior Planner
Wheat Ridge Municipal Building
Second floor conference room
7500 W. 29th Avenue
Wheat Ridge, CO
4255 Yarrow Street
JDB, LLC
No
Applicant: Cameron Bertrom, EnviroFinance Group (EFG)
Sarah Laverty, EFG
Michael Bruckner, Sprocket Architecture
Existing Zoning:
Existing Comp. Plan:
Planning Commission
WZ-16-08/EFG
Residential -Two (R-2).
Neighborhood
26
Existing Site Conditions: The site is located at 4255 Yarrow, south of 44`" Avenue and
west of Wadsworth. According to the Jefferson County Assessor, the property is 4.52 acres
in size and is unplatted. The property contains a non -conforming greenhouse that was
constructed in the 1940's with various modifications since that time. The building is
currently vacant.
Surrounding properties include a variety of land uses. Immediately to the west is a parcel
zoned Residential -Two (R-2) that contains an urban garden, owned by the City of Wheat
Ridge, and known as Happiness Gardens. Beyond that parcel to the west are properties
zoned R-2 that contain primarily single-family dwellings. The roughly 1 -acre property to
the south is zoned R-2 and contains a single family home. Beyond this to the south is
Wilmore-Davis Elementary School, owned by Jefferson County School District. Also on
the southern side of the subject property are properties zoned R-2 that contain single-family
homes. To the east is a multi -family property zoned Residential Three (R-3). Properties to
the north front 44th Avenue and contain a variety of commercial businesses, and are zoned
Commercial -One (C-1).
The subject property is "L" -shaped and has roughly 400 feet of street frontage along Yarrow
Street and roughly 275 feet of street frontage along 42nd Avenue. The remainder of the
other property boundaries abut other properties and has no street access.
Applicant/Owner Preliminary Proposal:
The applicant is proposing to rezone the property from R-2 to Mixed Use -Neighborhood
and intends to develop multi -family housing in the form of a for -sale townhome product.
The specifics of the site design and subdivision will be provided following any zone change
approval.
The applicant shared a preliminary site plan that proposes a series of townhouses oriented
north -south. Two primary access drives are identified, one off Yarrow Street near the center
of the eastern property boundary, and one off 42nd Avenue that would align with Yarrow
Court to the south. Additional internal circulation is also shown that would access tuck -
under garages. Pedestrian greenways are shown between the townhomes as well. An open
green space is shown near the eastern -center of the property for the residents. At this time,
the applicant is still determining market viability of a possible retail or office component on
the site.
As the site has been used as a greenhouse for a number of years, there is significant
environmental contamination that will need to be remediated prior to the construction and
occupancy of any new buildings. The applicant specializes in brownfield redevelopment,
and has the capability to develop the property in a safe manner, and will secure the
necessary permits from the Colorado Department of Public Health and any other necessary
agency.
The applicant is proposing to rezone the entire property to Mixed Use -Neighborhood
(MU -N). Although there is no specific development being proposed at this time, a
conceptual site plan was shared with the group.
Planning Commission 27
WZ-16-08/EFG
The following is a summary of the neighborhood meeting:
• In addition to staff and 3 applicant representatives, 9 members of the public attended the
neighborhood meeting.
• Staff explained the site conditions, zoning in the neighborhood, and the reason for the
rezoning request.
• The applicant explained the proposed project and also addressed required removal of
contaminated materials from the site.
• The members of the public were informed of the process for a zone change.
• The members of the public were informed of their opportunity to make comments during
the process and at the public hearings.
The following issues were discussed regarding the zone change request and proposed
development:
• How many units are being proposed
70 townhomes and/or multifamily dwellings. If the density allowance were maxed
out at 21 units per acre, a total of 94 units could be built.
• Will these be rental or low income units?
No, they will be market rate units for purchase.
• What could be built under the existing zoning?
The property is zoned R-2 and could accommodate about 15 duplexes.
• Happiness Gardens (a communal garden owned by the City of Wheat Ridge) is located
directly to the west of the proposed development. How will the Gardens be impacted?
The tentative site plan has been designed so that the new buildings will be oriented in a
north/south direction. A buffer area approximately 30' feet in width will be provided on
the western side of the development so that sunlight to the gardens will not be blocked
by buildings.
There is a row of large spruce trees on the common property line; will those remain
in place?
The row of trees between the gardens and the proposed development are in need of
maintenance but will be kept. As the project moves forward, the applicant will
continue to work with Parks staff regarding the interface between the two
properties.
Happiness Gardens currently brings heavy equipment like tractors through the
proposed project site to access the eastern portion of the property. Will this access
remain?
As the project moves forward, the applicant will continue to work with Parks staff
regarding the interface between the two properties.
Planning Commission 28
WZ-16-08/EFG
• There is currently unbuilt street right-of-way that extends east from 42nd Avenue,
through the Happiness Gardens improvements over to Ammons? Will this street
be extended?
If any east/west street extensions are made from Yarrow Street, it would probably
extend east over to Wadsworth to divert traffic away from the neighborhood.
• Where will water and sanitary sewer service come from?
Both water and sanitary sewer service would be extended from Yarrow Street.
• There is an existing single family residence to the south with a large, vacant front
yard. Will this property be included in the development?
No, the property owners wish to retain their entire parcel, including the large
vacant area on the east. The developer has had discussions with the owners
regarding transition to the proposed project. A fence delineating the common
property line will be built but will be an open type design so views into the
adjoining properties are maintained.
• A variety of concerns were expressed regarding traffic problems in the area which
vehicles from the new residential units will compound. Those concerns included
the following:
o During rush hour, traffic at the 44th/Wadsworth intersection backs up on 44`x' to
Balsam Street. Because of this, the new residents will be tempted to exit the
new development by turning left to go south and wind through the
neighborhood to get to 41" Avenue or 38th Avenue.
o Wilmore Davis Elementary is located on 41" Avenue between Yarrow Court
and Ammons Street. Many children living in this area attend this school and
walk back and forth in the morning and afternoons. Although there are
sidewalks, excessive speeds on Ammons and Yarrow make it unsafe for
pedestrians. The City of Wheat Ridge does not adequately enforce speeding in
the area.
o The narrowing of West 38th Avenue between Wadsworth and Sheridan has
forced more cars to use West 44th Avenue.
o It was indicated that in 2014, a request for traffic calming on Ammons was
submitted but did not move forward with City Staff.
• One of the commercial property owners to the north along 44th Avenue commented
that the property is currently an attractive nuisance with weeds, dilapidated buildings
and rodents. He opined that the proposed development would be an improvement
for the area.
Staff received no written comment before or after the neighborhood
Planning Commission 29
WZ-16-08/EFG
Exhibit 7 — Neighborhood Meeting Sign -Up
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31
PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE PLANNING COMMISSION
February 16, 2017
Case NO. WZ-16-08: An application filed by EnviroFinance Group for approval of a
zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N) for the
property located at 4255 Yarrow Street.
(Please print)
Name Address In Favor/Opposed
C 3 f �)6 0 i QT( 3(ted i3!" f.. v,,.,,- Appl,
ro
" _ City of
" W heat Widge
COmmuNiTy DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
LETTER NOTICE
(As required pursuant to Code Section 26-109.D)
February 1, 2017
Dear Property Owner / Current Resident:
This is to inform you of Case No. WZ-16-08, an application filed by EnviroFinance Group, LLC
for approval of a zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N)
for property located at 4255 Yarrow Street. This request is scheduled for public hearing in the
Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as
follows:
Planning Commission February 16, 2017 (& 7:00 p.m.,
City Council March 27, 2017 A 7:00 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments. If you have any questions or desire to review any plans, please
contact the Planning Division at 303-235-2846.
Thank you,
City of Wheat Ridge Planning Division
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. If you need inclusion assistance, please call Sara Spaulding, Public
Information Officer, at 303-235-2877 at least one week in advance of the meeting.
www.ci.wheatridge.co.us
Vicinity Map
ki
WZ 1608.doc
7850 W 44TH AVENUE LLC ANDERSON DAVID C ANDERSON IRENA ANEMA MARK A
6143 S WILLOW DR 300 4236 AMMONS ST 2525 ELDRIDGE CIR
GREENWOOD VILLAGE CO 80111 WHEAT RIDGE CO 80033 GOLDEN CO 80401
BAUMANN DEBRA WALDEN LINDA
VALENTE PAULA
8661 W 95TH DR
WESTMINSTER CO 80021
CHAPMAN DIANE LEA CHAPMAN STEVEN H
4175 YARROW CT
WHEAT RIDGE CO 80033
DAMASHEK ROBERT
0 PO BOX 460610
AURORA CO 80046
BULL POINT INVESTMENT LLC
10 THREE ACRE LN
WHEAT RIDGE CO 80033
CHAR ROSE TOWNHOMES LLC
4200 YARROW ST 19
WHEAT RIDGE CO 80033
DAWN PROPERTIES LLC
8790 W COLFAX AVE 103
LAKEWOOD CO 80215
EHRMAN JACK A LIFE ESTATE EHRMAN ANN GRANT G BRAD GRANT BECKY J GRANT
T LIFE ESTATE CHARLES A JR
4216 AMMONS ST 3948 LEE CIR
WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033
HAVER ROBERT T JR HAVER SUSAN
ALEXANDER
7955 W 42ND AVE
WHEAT RIDGE CO 80033
HOMFRAY CREEK DEVELOPMENT LLC
L&L COINS
0 PO BOX 12208
DENVER CO 80212
HUNSAKER JAMES D HUNSAKER CATHLEEN
A JDB LLC
4250 AMMONS ST 0 PO BOX 40875
WHEAT RIDGE CO 80033 DENVER CO 80204
JESKEWITZ JERALD C JESKEWITZ DONNA J
4280 AMMONS ST
WHEAT RIDGE CO 80033
KNUTSON CHRISTOPHER R KNUTSON
KATHY M
4150 YARROW CT
WHEAT RIDGE CO 80033
KAISER DAVID J KAISER TAMARA K
7765 THREE ACRE LN
WHEAT RIDGE CO 80033
LAKESIDE CONGREGATION OF JEHOVAHS
WITNESS
7769 W 44TH AVE
WHEAT RIDGE CO 80033
CARROLL SHARON PER REP BAUMERT
RONALD S PER REP
8661 W 95TH DR
WESTMINSTER CO 80021
CITY OF WHEAT RIDGE
7500 W 29TH AVE
LAKEWOOD CO 80215
DENALI PROPERTY GROUP LLC
6254 NOBLEST
ARVADA CO 80403
HARROLD KIM BUSING RANDALL B
7975 W 44TH AVE
WHEAT RIDGE CO 80033
HOY JAMES F MONSON JANET L
0 PO BOX 234
WHEAT RIDGE CO 80034
JEFFERSON COUNTY SCHOOL DIST R1
1829 DENVER WEST DR
GOLDEN CO 80401
KEOSK LLC
19513 W 54TH PL
GOLDEN CO 80403
LOECHER ROGER LOECHER EILEEN
0 PO BOX 12208
DENVER CO 80212
LOECHER ROGER P MARQUEZ INEZ MARQUEZ ROSA M NORMAN'S MEMORIALS INC
5500 W 44TH AVE 4370 AMMONS ST 7805 W 44TH AVE
DENVER CO 80212 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033
MI SHELDON R OMI THERISA K PATRICK NICHOLS ASSOCIATES LLC PEREZ PATRICIA HAMAN LILLIAN A TRUSTEE
310 W 41ST AVE 8190 W 67TH AVE 4155 YARROW CT
/HEAT RIDGE CO 80033 ARVADA CO 80004 WHEAT RIDGE CO 80033
ERSCHBACHER MICHAEL F
ERSCHBACHER BERNADETTE J
300 AMMONS ST
/HEAT RIDGE CO 80033
OFRANO ROCCO J ROFRANO ROCCO J JR
174 YARROW CT
✓HEAT RIDGE CO 80033
ILVEY PRESTON SCOTT SILVEY LINDSEY
160 YARROW CT
VHEAT RIDGE CO 80033
VEST SUBURBAN DENTAL COMPLEX
)FFICE OWNERS ASSOCIATION INC
900 W 44TH AVE 1
VHEAT RIDGE CO 80033
'ARROW LLC
I PO BOX 16507
)ENVER CO 80216
RESIAK 8 LTD
7765 W THREE ACRE LN B
WHEAT RIDGE CO 80033
SANDRA LOUISE MCKENZIE REVOCABLE
TRUST
SANDRA L MCKENZIE
1651 CORSICA DR
WELLINGTON FL 33414
SOLIS ARNULFO
7900 W 44TH AVE 6
WHEAT RIDGE CO 80033
WHEAT RIDGE DAIRY CAFE LLC
0 PO BOX 518
EVERGREEN CO 80437
RITTER CHARLES E RITTER BROOKE R
3748 QUAIL ST
WHEAT RIDGE CO 80033
SCHERBER JOSEPH P
8010 W 44TH AVE
WHEAT RIDGE CO 80033
T C LAND LLC
2122 S CLAYTON ST
DENVER CO 80210
WILLIAM J & MICHELLE G LUCE LLC
9362 APACHE RD
LONGMONT CO 80504
City of
/wheat�i`dge
PUBLIC HEARING POSTING REQUIREMENTS
Applicants are required to post a NOTICE OF PUBLIC HEARING before all Board of
Adjustment, Planning Commission and City Council meetings. Signs will be provided by the
Community Development Department.
One sign must be posted per street frontage. In addition, the following requirements must be
met:
• The sign must be located within the property boundaries.
• The sign must be securely mounted on a flat surface.
■ The sign must be elevated a minimum of thirty (30) inches from ground.
■ The sign must be visible from the street without obstruction.
It The sign must be legible and posted for fifteen (15) continuous days prior to and
including the day of public hearing.
It is the applicant's responsibility to certify that these requirements have been met and to submit a
completed Posting Certification Form at the public hearing.
City of
�7�Th6atP,�id gc
POSTING CERTIFICATION
CASE NO. 141-Z' -1 lP -0,�5
PLANNING COMMISSIO' / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One)
HEARING DATE: 2 - /(o - /
I,
name)
residing at 23 ► w �4�n ft✓ \A
(address)
as the applicant for Case No. �R - /to -Ob , hereby certify that I have posted the Notice of
Public Hearing at u2-55 vgz� %-
(location)
on this 141 day of 20-17i, 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:
114�4 i// A_
NOTE: This form must be submitted at the public hearing on this case and will be nlaced in the
CITY OF WHEAT RIDGE
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
NOTICE IS HEREBY GIVEN that a Public Hearing to consider Case No. WZ-16-08 an
application filed by EnviroFinance Group, LLC for approval of a zone change from
Residential -Two (R-2) to Mixed Use Neighborhood (MU -N) for property located at 4255
Yarrow Street will be held in the Council Chambers of the Municipal Building at 7500 W.
29''' Avenue, Wheat Ridge, Colorado, on February 16, 2017 at 7:00 p.m. All interested
citizens are invited to speak at the Public Hearing or submit written comments.
LEGAL DESCRIPTION:
PARCEL A:
THAT PART OF THE NEORTHWEST '/ OF THE NORTHEAST '/ OF THE
SOUTHWEST '/ SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE
OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT WHICH BEARS NORTH [00 '15 `28] EAST, 160 FEET
FROM THE SOUTHWEST CORNER OF SAID NORTHWEST/40N THE WEST LINE
THEREOF; THENCE NORTH ALONG THE EAST LINE OF SAID NORTHEWEST '/
DISTANCE OF [234] FEET; THENCE EAST PARALLEL TO THE SOUTH BOUNDARY
OF SAID NORTHWEST % TO THE WEST BOUNDARY LINE YARROW STREET AS
DESCRIBED IN INSTRUMENT RECORDED DECEMBER 4, 1961 IN BOOK [1429] AT
PAGE [526], JEFFERSON COUNTY RECORDS; THENCE SOUTH [00 `17' `44'] WEST
ALONG THE WEST LINE OF YARROW STREET TO A POINT [ 15] FEET NORTH OF
THE SOUTH BOUNDARY LINE OF SAID NORTHWEST '/; THENCE TO THE RIGHT
ALONG THE ARC OF A CURVE, HAVING A RADIUS OF [15] FEET, A DISTANCE OF
[23.56] FEET TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST [1/4];
THENCE NORTH [89 "47' 19"] WEST ALONG THE SOUTH LINE OF SAID
NORTHWEST'/4A ISTANCE OF [260.72 FEET; THENCE NORTH PARALLEL TO THE
WEST BOUNDARY LINE OF SAID NORTHWEST % A DISTANCE OF [ 160] FEET;
THENCE WEST AND PARALLEL TO THE SOUTHERLY LINE OF SAID NORTHWEST
A DISTANCE OF [358] FEET MORE OR LESS TO THE POINT OF BEGINNING.
PARCEL B:
ACCESS AND EASEMENT MAINTENANCE EASEMENTS AS GRANTED AND SET
FORTH IN THE WARRANTY DEED RECORDED [AUGUST 26, 1976] IN BOOK [2894]
AT PAGE [513].
SUBJECT TO ALL RIGHTS OF WAY AND EASEMENTS OF RECORD.
PARCEL C:
THAT PART OF THE NEORTHWEST '/ OF THE NORTHEAST '/ OF THE
SOUTHWEST'/ SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH
PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE
OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST '/ AND
FOLLOWING THE WEST LINE THEREOF NORTH [0"15 ` 28] EAST A DISTANCE OF
[394.00] FEET TO THE NORTHWEST CORNER OF THE PARCEL DESCRIBED IN THE
WARRANTY DEED RECORDED IN THE JEFFERSON COUNTY CLERK AND
RECORDERS OFFICE RECORDED AUGUST 26, 1976IN BOOK [2894] AT PAGE [513],
SAID POINT ALSO BEING THE SOUTHWEST CORNER OF THE CHARLES GRAUL
JR. MINOR SUBDIVISION; THENCE SOUTH [89 " 47 " 19"] EAST ALONG THE
NORTH LINE OF SAID PARCEL DESCRIBED IN THE WARRANTY DEED
RECORDED AUGUST 26,19761N BOOK [2894] AT PAGE [513] A DISTANCE OF
[104.15] FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING
ALONG THE NORTH LINE OF SAID PARCEL SOUTH [89 " 47' 19] EAST A
DISTANCE OF [529.99] FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF
YARROW STREET; THENCE FOLLOWING THE WEST RIGHT OF WAY LINE OF
YARROW STREET NORTH [0 "17' 44"] EAST A DISTANCE OF [7.10] FEET TO THE
SOUTHEAST CORNER OF THE CHARLES GRAUL JR. MINOR SUBDIVISION;
THENCE FOLLOWING THE SOUTH LINE OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION NORTH [89 " 47'52'] WEST A DISTANCE OF [530.0] FEET; THENCE
SOUTH [ 0 " 15 ` 28 `] WEST A DSITANCE OF [7.02] FEET TO THE TRUE POINT OF
BEGINNING.
COUNTY OF JEFFERSON, STATE OF COLORADO
PARCEL D:
NON-EXCLUSIVE EASEMENT FOR SEWER LINE AS GRANTED AND SET FORTH
IN EASEMENT AGREEMENT RECORDED MAY 18, 2009 UNDER RECEPTION NO.
2009044993.
City of
IRKMMUNiTy Wheatidge DEVELOPMENT
City of Wheat Ridge Municipal Building
January 19, 2017
Sarah Laverty
EnviroFinance Group, LLC
4601 DTC Blvd
Suite 130
Denver, CO 80237
Dear Ms. Laverty:
7500 W. 29`n Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to your request for approval of a zone change from Residential -Two (R-2) to Mixed
Use- Neighborhood (MU -N) for property located at 4255 Yarrow Street. Your request was distributed on
referral and the following comments were received:
Century Link: See attached email copy from Dustin Pulciani dated January 13, 2017.
Wheat Ridge Parks and Recreation Department. "ilea formal response was not provided, they
indicated that they look_forward to working on the interface between the subject property and Happiness
Gardens as the project moves forward.
Wheat Ridge Police Department: See attached email from Mark Cooney dated December 30, 2016.
Wheat Ridge Planning Division: Because the MU -N zone district allows commercial uses in addition to
residential, please include language in your narrative of the issues of commercial uses at this location
(why it doesn't make economic sense. for commercial at this location, if it does make sense how it will be
incorporated into the site, etc.)
Wheat Ridge Public Works: See attached comments from Dave Brossman dated January 19, 2017.
Wheat Ridge Sanitation District: See attached correspondence from Bill Willis dated January 2, 2017.
Xcel Energy: See attached correspondence from Donna George dated January 13, 2017.
Those entities contacted but not responding include Wheat Ridge Water District West Metro Fire District,
AT & T Broadband, Wheat Ridge Economic Development and the Wheat Ridge Building Division. Any
additional referral responses will be forwarded to you separately.
Other items of note:
1. This case is scheduled for Planning Commission public hearing on February 16m 2017. Posting signs
will be available for pick-up the week of January 30 and must be posted no later than February 2,
2017.
2. The zone change process includes a first and second reading in front of City Council. Using the zone
www.d.wheatridge.co.us
change calendar standard schedule, these dates would be February 27, 2017, for first reading and
March 27, 2017 for the public hearing. If any of these dates are a problem, please let me know.
If you have any questions, feel free to contact me at 303-235-2848
Sincerely,
Meredith Reckert, AICP
Senior Planner
Meredith Reckert
From:
Pulciani, Dustin <Dustin.Pulciani@centurylink.com>
Sent:
Friday, January 13, 2017 3:42 PM
To:
Meredith Reckert
Subject:
RE: land use referral
Meredith,
This email serves as CenturyLink's formal response to the proposed zoning change. CenturyLink has no objection to the
proposed zoning change. Please ensure that we have opportunity to review and comment on any site development plan
and subdivision plat approval applications on this property, once those applications are submitted.
Thanks
Dustin Pulciani, ROW Agent
Century Link
700 W. Mineral Ave., Littleton, CO 80120
Cell: 720-520-3133
Dustin.Pulciani@centurylink.com
W`0 CenturyLink
Stronger Connected"
From: Meredith Reckert [maiIto:mreckert@ci.wheatridge.co.us]
Sent: Friday, December 30, 2016 11:52 AM
To: Pulciani, Dustin; andy_davis@comcast.com; lisa_karam-salbach@cable.comcast.com; Bruce Kral; Brooks, Kelly
(kbrooks@westmetrofire.org); bwillis@martinmartin.com; Proberts@martinmartin.com; George, Donna L
(Donna. L. George@xcelenergy.com)
Subject: land use referral
Let me know if you are not able to open the attached files.
Meredith Reckert, AICP
Senior Planner
7500 W. 291h Avenue
Wheat Ridge, CO 80033
Office Phone: 303-235-2848
FAX: 303-235-2857
www.ci.wheatridge.co.us
,1
W heat I is w
C t,1tn141N11).1)fI1h'11iieI,mIyI
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.
This communication is the property of CenturyLink and may contain confidential or privileged information.
Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this
communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the
communication and any attachments.
Meredith Reckert
From: Mark Cooney
Sent: Friday, December 30, 2016 1:1 S PM
To: Meredith Reckert
Subject: RE: Referral 42SS Yarrow
I am fine with this.
Mark Cooney
Investigations Commander
Wheat Ridge Police Department
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2931
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are
not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received
this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any
network to which your computer is connected. Thank you.
From: Meredith Reckert
Sent: Friday, December 30, 2016 11:47 AM
To: Mark Cooney
Subject: Referral 4255 Yarrow
Dear Mark,
The Wheat Ridge Community Development Department has received a request for approval of zone change from
Residential -Two (R-2) to Mixed Use Neighborhood (MU -N) at 4255 Yarrow Street (Case No. WZ-16-08). Please
download the application documents from the City drive:
Folder: V:\Community Development\ Land Use Case Referral
File name: WZ-16-08 - EFG
Comments are due by January 13, 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
1 City of
V �' 6a 1C C
COMMUNITY D vEI.0PMFN1
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.
City of
Wheat Fudge
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: January 19, 2017
SUBJECT: WZ-16-08/ EFG Zone Change, 4255 Yarrow Street
I have completed my review for the request to rezone the property at 4255 Yarrow Street
from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N) received on December
30, 2016, and I have the following comments:
1. It does not appear that the current rezoning proposal entails any site changes
which could trigger drainage requirements. Therefore, I have no comments at this
time.
2. Mark Westberg, P.E. is addressing the traffic comments and will be returning
comments at a later date under separate cover
3. When a specific development scenario (SDP/Plat) is received Public Works will
respond with specific review comments.
4255 Yarrow EFG Re -Zone 1st Review.doex
MARTIN/MARTIN
CONSULTING ENGINEERS
January 2, 2017
Meredith Reckert
City of Wheat Ridge
Community Development
7500 West 29th Avenue
Wheat Ridge CO 80033
Email: mreckert@ci.wheatridge.co.us
Re: Wheat Ridge Sanitation District — 4255 Yarrow Street — WZ-16-08
Martin/Martin, Inc Project No.: 17456.C.01
Dear Ms. Reckert,
On behalf of the Wheat Ridge Sanitation District (WRSD), Martin/Martin Inc., acting as the District Engineer, offers the
following in response to the referenced referral dated December 30th, 2016 concerning a zone change from R-2 to MU -
N for the property at 4255 Yarrow Street. The Wheat Ridge Sanitation District has no objections with the proposed
request conditional on the items identified herein are fully addressed. The following are general requirements for
sanitary sewer service. Rules, Regulations and Standards of the District must be complied with at all times
The subject lot is entirely within the service and boundary area of the Wheat Ridge Sanitation District. Treatment of
sewage generated within the Wheat Ridge Sanitation District is provided by Metro Wastewater Reclamation District.
Existing District Sanitary Sewer Mainline(s)
Wheat Ridge Sanitation District has the following sanitary sewer mains adjacent to the proposed property:
• 8 -inch mainline running south to north, east of the referenced property within Yarrow Street.
• 8 -inch mainline running east to west, south of the referenced property within an easement.
It appears the property may be serviced by gravity flow; however, the homeowner/developer is responsible for
determining depths of the existing sanitary sewer main to verify if gravity flow is feasible or if a private individual
sewage ejector (lift station) is required. The issuance of a sewer tap permit by the District does not in any way
guarantee that the property can be served by gravity flow.
More specific requirements for sanitary sewer service will be provided upon receipt and review of site plan. Note that
each building must front a District main to receive service. If a building does not front a District main, then a public
main extension will be required. Appropriate easement and agreement are required for easement extensions. All costs
associated with the extension are the responsibility of the owner/developer. Further, each unit is required to have a
separate sanitary sewer service with an independent connection to the District main.
Costs
All costs involved are to be deposited in advance— engineering, reviews, design, construction, observation and
inspections — are the responsibility of the Owner/Developer at the then current rate fee structure. Please be aware
that proper tap and development fees are required to be paid prior to connection to the District main. A minimum
72 -hour notice prior to construction is required following District receipt of all fees. These fee amounts can be paid
directly to the District Office prior to connection, payable to Wheat Ridge Sanitation District, which also collects Metro
Wastewater's "connection fees".
Any questions regarding this document, please contact us at (303) 431-6100.
Sincerely,
Bill Willis, PE
Cc: Sue Matthews — Wheat Ridge Sanitation District
MARTIN/MARTIN, INC.
12499 WEST COLFAX AVENUE
LAKEWOOD, COLORADO 80215
MAIN 303.431.6100
MARTIN MARTIN.COM
f . Xcel Ener sm
PUBLIC SERVICE COMPANY
January 13, 2017
City of Wheat Ridge Community Development
7500 West 29th Avenue
Wheat Ridge, CO 80033
Attn: Meredith Reckert
Re: EFG Rezone, Case # WZ-16-08
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 EFG 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.
As the project progresses, the property owner/developer/contractor must contact the
Builder's Call Line at 1-800-628-2121 or https://xcelenergy.force.com/FastApp
(register, application can then be tracked) and complete the application process for any
new natural gas or electric service, or modification to existing facilities. It is then the
responsibility of the developer to contact the Designer assigned to the project for
approval of design details. Additional easements may need to be acquired by separate
document for new facilities.
As a safety precaution, PSCo would like to remind the developer to call the Utility
Notification Center at 1-800-922-1987 to have all utilities located prior to any
construction.
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
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Zone Change Process
Step 1:
Pre -application Meeting
Step 2:
Neighborhood Meeting
Step 3:
Submit Complete Application
Step 4:
Staff Review, Referral
(Typically 15 days)
Step 5:
Comments to Applicant
Changes Necessary?
Yes I I No
Step 6:
Publish Request/Post Property for
Planning Commission Public Hearing
(15 days prior to public hearing)
Step 7:
Staff Report for
Planning Commission Public Hearing
Step 9:
Packet to City Council for 1st Reading
Step 11:
Resubmit Relevant Documents
(Based on Planning Commission
recommendation, if necessary)
Step 12:
Publish Request/Post Property for
City Council Public Hearing
(15 days prior to public hearing)
Step 13:
Packet to City Council for Public Hearing
Ai
City of
"� Wheat id
COMMUNITY DEVELOPMENT
4255 Yarrow Street
Proposed zone change from Residential -Two (R-2) to Mixed Use -
Neighborhood (MU -N)
City of
Wh6atl dge
COMMUNITY DEVELOPMENT
Zone Change Criteria
What is zoning?
For a zone change request, the Planning
All properties within the City of Wheat Ridge are zoned. Zoning regulates
Commission and City Council base their
what land uses are allowed and establishes standards for construction
decision on the extent to which the
including building setbacks, lot coverage, and building height.
following criteria have been met:
There are many different zone districts within the City including residential,
commercial, industrial, mixed use, and planned development zoning.
1. The change of zone promotes the
health, safety, and general welfare of
the community and will not result in a
What is a zone change?
significant adverse effect on the
A zone change is the process of changing the current zone district to a
surrounding area; and
different zone district. A property owner may choose to change the zoning
to use his property differently from what the existing zoning allows (e.g.,
2. Adequate infrastructure/facilities are
residential vs. commercial).
available to serve the types of uses
All proposed commercial, industrial and residential applications for property
allowed by the change of zone, or the
exceeding one acre in size must be rezoned to a planned development
applicant will upgrade and provide
district.
such where they do not exist or are
under capacity; and
Why is a neighborhood meeting required?
3. At least one (1) of the following
A neighborhood meeting is required for all zone change requests. The
conditions exists:
purpose of the meeting is to provide the opportunity for citizens to become
aware of the proposed development in their neighborhood, and to allow the
developer to respond to citizen concerns regarding the proposed project. All
a. The change of zone is in
residents within 600 feet are notified of the meeting.
conformance, or will bring the
property into conformance with,
the City of Wheat Ridge
How do I give my opinion on a zone change?
comprehensive plan goals,
All public hearings for proposed zone changes are open to the public to
objectives and policies, and
appear and give testimony. Testimony can include written correspondence
other city -approved policies or
or a statement made at the public hearing. Any written correspondence
plans for the area.
provided to staff will be forwarded to the Planning Commission and City
Council as part of the evidence of the case. All pertinent correspondence
b. The existing zone classification
should be routed through planning staff.
currently recorded on the official
zoning maps of the City of Wheat
Can I contact my council representative?
Ridge is in error.
Public hearings for zone changes are quasi-judicial in nature. This means
that the deciding body should make a decision only based on testimony
c. A change of character in the
presented at public hearings. Please do not contact the Mayor, Planning
area has occurred or is occurring
Commissioners, or City Council representatives to discuss the merits of the
to such a degree that it is in the
case prior to the public hearings; it could jeopardize their ability to hear the
public interest to encourage
case.
redevelopment of the area or to
recognize the changing
character of the area.
What is a legal protest?
A legal protest is a formal, written protest which can be submitted by
d. The proposed rezoning is
adjacent property owners within 100' of a subject property. If 20% of
necessary in order to provide for
property owners on one side within a 100' radius file a legal protest, it
a community need that was not
requires a three-fourths vote of City Council (6 out of 8 members present) to
anticipated at the time of the
approve a zone change instead of a simple majority (5 out of 8 members
adoption of the City of Wheat
present). A legal protest is usually filed after the Planning Commission
Ridge comprehensive plan.
public hearing.
Community Development Department - 303-235-2846 - www.ci.wheatridge.co.us
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City of
Wheat�dge
COMMUNITY EVELOPMENT
PRE -APPLICATION MEETING SUMMARY
Meeting Date: November 10, 2016
Applicant: EnviroFinance Group
475 17th St, Suite 1330
Denver, CO 80202
Cameron Bertron, EnviroFinance Group
Attendees: Sarah Laverty, EnviroFinance Group
Michael Bruckner, Sprocket DB Architecture
Attending Staff: Meredith Reckert, Senior Planner
Lisa Ritchie, Planner II
Dave Brossman, Development Review Engineer
Mark Westberg, Projects Supervisor
Specific Site Location: 4255 Yarrow Street
Existing Zoning: Residential -Two (R-2)
Existing Comp. Plan: Neighborhood
Existing Site Conditions:
The site is located at 4255 Yarrow Street, south of 44th Avenue and west of Wadsworth Blvd.
According to the Jefferson County Assessor, the property is 4.52 acres in size and is unplatted. The
property contains a non -conforming greenhouse that was constructed in roughly 1975, with minor
modifications since that time. The building is currently vacant.
Surrounding properties include a variety of land uses. Immediately to the west is a parcel zoned
Residential -Two (R-2) that contains an urban garden, owned by the City of Wheat Ridge, and known
as Happiness Gardens. Beyond that parcel to the west are properties zoned R-2 that contain primarily
single family dwellings. The roughly 1 -acre property to the south is zoned R-2 and contains a single
family home. Beyond this to the south is Wilmore-Davis Elementary School, owned by Jefferson
County School District. Also on the southern side of the subject property are properties zoned R-2
that contain single family homes. To the east is a multi -family property zoned Residential Three (R-
3). Properties to the north front 44th Avenue and contain a variety of commercial businesses, and are
zoned Commercial -One (C-1).
The subject property is "L" -shaped and has roughly 400 feet of street frontage along Yarrow Street
and roughly 275 feet of street frontage along 42"d Avenue. The remainder of the other property
boundaries abut other properties and has no street access.
Applicant/Owner Preliminary Proposal:
The applicant is proposing to rezone the property from R-2 to Mixed Use -Neighborhood and intends
to develop multi -family housing in the form of a for -sale townhome product. The specifics of the site
design and subdivision will be provided following any zone change approval.
The applicant shared a preliminary site plan that proposes a series of townhouses oriented north -south.
Two primary access drives are identified, one off Yarrow Street near the center of the eastern property
boundary, and one off 42nd Avenue that would align with Yarrow Court to the south. Additional
internal circulation is also shown that would access tuck -under garages. Pedestrian greenways are
shown between the townhomes as well. An open green space is shown near the eastern -center of the
property for the residents. At this time, the applicant is still determining market viability of a possible
retail or office component on the site.
As the site has been used as a greenhouse for a number of years, there is significant environmental
contamination that will need to be remediated prior to the construction and occupancy of any new
buildings. The applicant specializes in brownfield redevelopment, and has the capability to develop
the property in a safe manner, and will secure the necessary permits from the Colorado Department of
Public Health and any other necessary agency.
Planning comments:.
The following items were discussed based on the applicant's proposal:
Zoning
A rezoning to the Mixed Use -Neighborhood District (MU -N) will allow the applicant some flexibility
in final site design following remediation. The maximum density in the MU -N zone district is 21 units
per acre. The MU -N zone district has been established for locations along neighborhood main streets
and at neighborhood commercial centers. As there is a wide variety of land uses in the surrounding
area, a zone change to MU -N could provide the appropriate transitions from more intense commercial
land uses to the north to the single family homes to the south. Staff is generally supportive of the use
of the property as multi -family. The zone change process includes a neighborhood meeting and public
hearings before Planning Commission and City Council. The rezoning process is described in detail
below.
Another process which could be used to achieve the same result would be a zone change to Planned
Residential Development. This zone district would also allow 21 units per acre but is a more detailed
application requiring an Outline Development Plan at the time of zone change. The applicant prefers
the straight zone process due to timing of remediation and the ambiguity of a specific design scenario.
If the MU -N zone change is pursued, the applicant must be prepared to justify conformance with
guiding documents and explain how the potential for commercial land uses will be handled given the
surrounding residential development.
Site Plan Review
If the zone change is approved, the next step for development in a mixed use zone district is a Site
Plan review. This process entails administrative review by staff to ensure compliance with the mixed
2
use development standards. A separate pre -application meeting would be required to discuss this
process in more detail.
Subdivision
To subdivide the property, a major plat shall be prepared by a licensed surveyor. This plat should
show all new interior lot lines and will delineate any new or existing easements and right-of-way
dedications on the property. The subdivision process is described in detail below. This process may
occur in conjunction with the Site Plan application, allowing simultaneous review of the plat with the
final site design.
Parkland Dedication
Parkland dedication is required for all residential subdivisions based on the assumption that additional
residents in the City will impact the demand for parks and open space. When land is not dedicated for
a public park, a fee is required in lieu. The fee is $2,497.29 per residential lot. This fee is paid at the
time the plat is recorded.
Public Works comments:
The following items were discussed based on the applicant's proposal:
Drainage
The applicant shall provide onsite detention and water quality on a separate tract. A bio-swale,
permeable paver system, or other alternative design may be considered by the City.
Right -of -Way
To provide adequate room for roadway improvements meeting current standards, the following right-
of-way dedications shall be required on the Final Plat:
1.5' along the Yarrow Street frontage
6.5' along the W. 42nd Avenue frontage
10' radius of ROW at the intersection of Yarrow and 42nd
The applicant is strongly encouraged to discuss the access design and turning radii with the West
Metro Fire Protection District.
A traffic impact study will be required to be submitted with the zone change application.
Building Division comments:
The building division was not present and has no comments at this time.
Process
Neighborhood Meeting
The first step in the rezoning process is the pre -application meeting, which took place on November
10, 2016. The next step is to conduct a neighborhood meeting. The applicant is responsible for
drafting a letter that will be delivered (via mail or hand delivery) to all property owners and current
residents in a 600 -foot radius of the subject property. The letter must be approved by the Community
Development department PRIOR to sending. The Community Development department can provide
the applicant with a neighborhood meeting letter template and samples, if necessary. Additionally, the
Community Development department will pull the property and resident information from the County
records and provide the applicant with mailing labels. The applicant will coordinate with the
Community Development department on the time and location of the neighborhood meeting. The
meeting may be held in the Wheat Ridge Municipal Building Conference Room, or any other location
the applicant desires. There is a $100 fee for the meeting, and an additional 50 -cent fee for each page
of mailing labels provided to the applicant (average is about $243).
Staff will be present at the meeting to answer any zoning, land use, and process related questions.
However, the applicant will lead the meeting and inform the audience about the proposal.
Rezoning Application
Once the neighborhood meeting is complete, a formal complete application may be submitted by
appointment with a planner. The complete application will be assigned a case number and case
manager. The case manager will be the applicant's point of contact at the City for the duration of the
zone change process. The case manager will review the application, and once all submittal
requirements are met, the application will be sent out on referral to outside service agencies (Xcel
Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic
Development, etc.) for review. The referral period is 15 days, during which time the referral agencies
and departments may submit comments on the application. These comments, as well as those from the
case manager, will be forwarded to the applicant. Modifications to the planned development document
may be requires as a result of these comments.
After all comments have been addressed, a public hearing before Planning Commission will be
scheduled. A public hearing before Planning Commission will require the property to be posted. The
posting period lasts 15 days and requires a sign be posted on the property. Additionally, the
Community Development department will send out written notification of the hearing to all property
owners within a 300 -foot radius of the subject property. During the public hearing at Planning
Commission, the case manager will present the rezoning case to Planning Commission, and based on
an established set of criteria present evidence to support a recommendation of approval, approval with
conditions, or denial of the rezoning. The applicant and the public will have the opportunity to present
evidence and provide testimony in support or opposition of the rezoning application. The Planning
Commission will then recommend approval, approval with conditions, or denial of the rezoning. This
recommendation will be forwarded to City Council for review and decision.
Regardless of Planning Commission's recommendation, the rezoning will automatically be scheduled
for a public hearing before City Council. The City Council hearing will require an additional posting
period. This posting period lasts 15 consecutive days and will require a sign to be posted on the
property. The Community Development Department will also mail out notification of the hearing to
all property owners within 300 -feet of the subject site. At the public hearing before City Council, the
case manager will present the case, and based on an established set of criteria present evidence to
support a recommendation of approval, approval with conditions, or denial of the rezoning request..
The City Council will then make a decision of approval, approval with conditions, or denial based on
the testimonies provided by staff, the applicant, and the public.
Future development will require:
Site Plan (if approved for MU -N zoning)
The first step in the Site Plan Review process is an additional pre -application meeting (assuming
approval of the rezoning application). After this pre -application meeting, a formal application may be
submitted. Application must be submitted by appointment with a planner, and will not be accepted if
they are incomplete. Upon submittal, a case manager will be assigned to handle the application, and
will be the applicant's point of contact at the City for the duration of the site plan review process.
The case manager will review the application, and once all submittal requirements are met, the
application will be sent out on referral to outside service agencies (Xcel Energy, water district, fire
district, etc.) and other City agencies (Public Works, Economic Development, etc.) for review. The
referral period is 15 days, during which time the referral agencies and departments may submit
comments on the application. These comments, as well as those from the case manager, will be
forwarded to the applicant. Modifications to the site plan may be requires as a result of these
comments.
When all comments are addressed to the satisfaction of the case manager, the application will be
forwarded to the Community Development director for final decision. The Site Plan review process is
administrative, which means there are no public hearings before City Council or Planning Division.
Please note: Approval of the Site Plan application does not mean that a building permit has been
issued. Once site plan approval is attained, the applicant may submit a building permit application
with the Building Division.
Subdivision
The first step in the subdivision process is a pre -application meeting. After the pre -application meeting
is complete, a formal application may be submitted. Applications must be submitted by appointment
with a planner. Incomplete applications w11 not be accepted. 1.
A major subdivision involves 5 or more lots, tracts, or parcels and/or the dedication of public streets.
Upon submittal of a complete application, the case manager will review the application, send it out on
referral to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City
agencies (Public Works, Economic Development, etc.) for review. The referral period is 15 days,
during which time the referral agencies and departments may submit comments on the application.
These comments, as well as those from the case manager, will be forwarded to the applicant.
Modifications to the subdivision plat may be required as a result of these comments. The applicant
must address comments and resubmit relevant documents. This process may need to occur several
times. Once all comments have been addressed to the case manager's satisfaction, a public hearing
before Planning Commission will be scheduled. Planning Commission will make a recommendation
of approval, approval with conditions, or denial. The public hearing procedure is replicated before
City Council for final approval. Once approved, a blackline mylar copy of the plat must be recorded
with Jefferson County Clerk and Recorder.
Utility Providers
The City of Wheat Ridge is not a full-service city.
include:
The utility and service providers for this property
Wheat Ridge Water, phone: 303-424-2844
Wheat Ridge Sanitation, phone: 303-424-7252
West Metro Fire, phone: 303-989-4307
5
All land use applications will be sent on referral to these agencies for comment; however staff
encourages potential applicants to contact service districts ahead of time. This may help to understand
any design or infrastructure requirements and potential costs associated with the proposed project.
Please be aware that the above comments are for general information purposes only. Staff cannot
predict the outcome of any land use development application. A favorable response from staff does
not obligate any decision-making body (Community Development Director, Public Works Director,
Planning Commission and/or City Council) to a desired outcome. Staff will provide the best advice
available given existing regulations, current policy, political climate and information submitted.
Attachments: Public Works comments, Planned Development Process Guide, ODP Checklist, SDP
Checklist, Subdivision Process Guide, Subdivision Application Checklist
Phone Numbers
Meredith Reckert — Senior Planner 303-235-2848
Lauren Mikulak — Senior Planner 303-235-2845
Lisa Ritchie — Planner Il 303-235-2852
Dave Brossman — Development Review Engineer 303-235-2864
Mark Westberg — Projects Supervisor 303-235-2863
31
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Rezoning Application i °, - j-} — 1:7. -
Written
:7. -Written Request and Description of Proposal
45255 Yarrow St. Wheat Ridge, CO
Current Zoning: R-2
Proposed Zoning: MU -N
Background: 4255 Yarrow Street is a 4.52 acre parcel of land, currently zoned R-2 and occupied by a
106,000 square foot greenhouse. Following decades of productive use as greenhouse growing flowers,
landscaping, and produce, the property now sits vacant and blighted. Compromised by environmental
contamination, the property is no longer viable as a greenhouse or re -developable consistent with the
underlying zoning.
EnviroFinance Group, LLC (applicant) is under contract to acquire the property from the current owner,
JDB, LLC, and proposes to redevelop the subject property into a medium density residential
development, comprised of townhomes or a mix of townhomes and a small apartment or mixed-use
building, consistent with the City of Wheat Ridge's Comprehensive Plan, the Wadsworth Corridor
Subarea Plan, and the proposed Mixed Use — Neighborhood zone district (MU -N).
Response to zone change review criteria #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.
Consistent with the adopted Wadsworth Corridor Subarea Plan, the change of zone will allow for medium
density residential development and/or a mix of neighborhood serving commercial development; thereby
creating a balanced mix of land uses. The added density will help support a sustainable and resilient local
economy along W. 44th Ave. and Wadsworth Blvd., while maintaining the character and integrity of
adjacent residential neighborhoods. Immediately adjacent to two key commercial corridors, a
neighborhood school, and a community garden, this change of zone will enable opportunities for unique
places for people to live, work, shop, and play; as well as promote use by pedestrians, bicyclists, and
transit users; and encourage active lifestyles. As such, 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 location of the property, between a single family residential neighborhood to the south and west and
two commercial corridors to the north and east, makes it an ideal candidate for MU -N zoning, helping to
create the zone of transition contemplated by City plans. MU -N zoning allows the property to achieve
many of the City's goals while protecting the character of the surrounding single family neighborhood.
Adding residential density achieves the goal of transitioning height from Main Street or Neighborhood
Commercial Corridors to single family neighborhoods, and provides new households to support the
commercial activity of the corridors, as well as the nearby school and gardens. Encouraging residential
density within walking distance to commercial corridors also helps alleviate traffic congestion.
While higher density residential development is the central objective of MU -N zoning, it also allows for
commercial uses. Practically speaking, the location of the property fronting along Yarrow Street (as
opposed to frontage along 44`h or Wadsworth) means that commercial development on the property is
very unlikely. This is especially true now that 7850 West 44`h Avenue (the adjoining property at the
comer of 44`h and Yarrow) has been developed as assisted living.
Nevertheless, to protect against potential negative impacts from commercial uses on surrounding
properties, MU -N zoning has built in use restrictions, excluding uses such as storage, warehouse,
industrial, and large retail; as well as providing guidance and requirements on design elements. Should a
commercial use be viable in this location, these requirements help to ensure development is consistent
with community expectations and set parameters for density, height, setbacks, open space, and more. To
that end, the potential for commercial development on the property is likely limited to smaller
neighborhood serving retail, such as a coffee shop, integrated into the ground floor of a multi -family
development. A commercial use such as this can be integrated into the site plan and serve both the
residents of this property, as well as surrounding neighbors and offices.
Finally, the change of zoning will encourage reinvestment in and redevelopment of a contaminated,
blighted property and eliminate the negative impacts on the surrounding residential and commercial
property. As such, the proposed change of zone is a sensible step towards preserving the public health,
safety, and general welfare of the citizens of Wheat Ridge, and a proactive step to support the positive
planned growth of W. 44th Ave. and Wadsworth Blvd.
Response to zone change review criteria #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.
Applicant confirms that 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.
Dry Utilities: The site is currently served by electricity and gas (Xcel).
Water and Sanitation: The Wheat Ridge Water District and Wheat Ridge Sanitation District have
confirmed there is adequate infrastructure to support a 10-21 unit per acre mixed-use project. An
extension of a sewer line down Yarrow St. may be necessary and will be accommodated as part of
development.
Transportation:
Vehicular — Most of the vehicular access to and from the site will be though the regional highway
network of I-70 and Wadsworth Blvd. (SH 121) east and north of the site. To a lesser extent Colfax (US
40) and 6th Avenue (US 6) will serve trips south of the site. Wadsworth Blvd. as a major arterial roadway
with four capacity lanes plus auxiliary and turn lanes is a primary north/south connection to the regional
network. Wadsworth Blvd. intersects with W. 44th Ave. and W. 41st Ave. which connect to the local
roadways serving the site. W. 44th Ave. is the closest east/west roadway to the site and transitions from
the Wadsworth traffic signal controlled intersection to a four lane main collector/minor arterial with four
capacity lanes and no turn lanes. W. 41 st Ave., south of the site, is a local street that intersects with
Wadsworth Blvd. at a two-way stop condition. W. 41st Ave. intersects with Yarrow Court which serves
the site.
Two site access locations are anticipated off Yarrow Street along the east property line. Yarrow Street, a
local street with an approximate width of 33 feet, supports two north/south lanes and on -street parking on
both sides of the street. Yarrow St. is currently not striped and is stop controlled at the W. 44th Ave.
intersection. Yarrow St. terminates at W. 42nd Ave. in an elbow configuration. One site access is
proposed off W. 42nd Ave. west of an intersection with Yarrow Ct. Yarrow Ct. intersects with W. 41st
Ave. in a "T" configuration south of the site.
Planned City roadway improvements include the widening of Wadsworth Blvd. to six capacity plus turn
lanes. Future plans also include a traffic signal at the W. 41 st Avenue and Wadsworth Blvd. intersection.
Bicycle — There are currently no dedicated bicycle facility in the vicinity of the site, however the
Wadsworth Blvd. planning study and the City of Wheat Ridge Comprehensive Plan indicates Bike lanes
on Wadsworth Blvd. and W. 44th Ave.
Pedestrian — There are currently attached sidewalks on the perimeter streets including Wadsworth Blvd.,
W. 44th Ave., Yarrow St., and W. 41 st Ave. The Wheat Ridge Comprehensive Plan indicates sidewalks
with buffer on Wadsworth Blvd.
Transit — Transit in the area includes RTD Bus service on Wadsworth Blvd., W. 44th Ave., and 38th Ave.
In addition, the Gold Line commuter rail, approximately 1.8 miles from the site, provides service to
downtown Denver and Ward Road in western Wheat Ridge.
Trip Generation — Vehicle trips associated with the proposed change of zone were calculated by Matrix
Design Group using the Trip Generation Manual, 9th Edition, Institute of Transportation Engineers. Two
land use scenarios were assumed. The first scenario maxes out the allowable residential density and
considers 40 apartment units and 55 townhouse units. The second "expected" scenario assumes a market
driven outcome and considers 70 townhouse units. The 40 apartment units and 55 townhouse units
generates the most traffic between the two scenario with 749 ADT and 57 AM peak hour, and 77 PM
peak hour trips. The expected outcome of 70 townhouse units generates 472 ADT and 39 AM peak hour,
and 54 PM peak hour trips. Applicant acknowledges that the City of Wheat Ridge criteria require that a
site plan generating more than 60 peak hour trips will require a Traffic Impact Study (TIS) at the time of
submittal.
Storm Drainage: This site is located on a FEMA Zone X and according to the FEMA website this
means the site is outside the 0.2% chance floodplain and at low to moderate risk of flooding.
Storage and treatment of runoff on sites in the City of Wheat Ridge is required for all developments
within city limits. All detention facilities, unless designated as regional detention facilities by the City of
Wheat Ridge, are to be privately owned and maintained. Redevelopment of the site under the proposed
zoning would be classified as a Major Redevelopment according to the City of Wheat Ridge Site
Drainage Requirements because it will disturb more than 10,000 square feet of the existing impervious
area of the site. Applicant acknowledges that there is no existing storm water drainage infrastructure on
or adjacent to the site and, as such, the site will likely need to provide full infiltration for the detention
facility and that storm water plans and reports will require review and approval by the City of Wheat
Ridge Public Works department.
CONCLUSION: Regardless of the proposed zone change, redevelopment of the property known as
4255 Yarrow will require an onsite detention and infiltration system for storm drainage infrastructure to
support development. With the construction of an infiltration facility, no storm water infrastructure
improvements are anticipated to be required off-site to provide service to this project.
Any project developed under the current or proposed zone will follow the City of Wheat Ridge City Code
and City of Wheat Ridge Engineering Regulations and Design Standards for concept and formal
submittals to obtain services.
No offsite dry utility or water infrastructure will be required to support redevelopment of the property.
Modest upgrades to the existing sanitary sewer pipe in Yarrow Street are expected. Expected
transportation related improvements are sidewalks, curb ramps at entrance drives, and signing at access
locations, as well as possible signing and striping improvement along Yarrow Street.
Response to zone change review criteria #3a: The change of zone is in conformance, or will bring
the property into conformance with, the City of Wheat Ridge comprehensive plan goals, objectives
and policies, and other city -approved policies or plans for the area.
The proposed zone change is consistent with the Envision Wheat Ridge Comprehensive Plan and the
Wadsworth Corridor Subarea Plan, and is a catalyst to achieve a number of the stated goals and strategies
set forth in these plans. In certain areas, zone change is needed to bring the property into conformance
with these plans.
Envision Wheat Ridge Comprehensive Plan
Two of the six stated key values of the Envision Wheat Ridge Comprehensive Plan—Creating a Resilient
Local Economy Based on a Balanced Mix of Land Uses and Promoting Vibrant Neighborhoods and an
Array of Housing Options—are directly enhanced through a zone change to MU -N. More specifically,
the following excerpts speak to the connection between this zone change and conformance with the
Envision Wheat Ridge Comprehensive Plan.
CHAPTER 4: Economy and Land Use
"In order for Wheat Ridge to continue to be viable residential community, and to maintain
existing levels of services (such as police protection, roadway maintenance, and parks and
recreation amenities) the City must chart a new course for the future to establish a diverse mix of
land uses to build and sustain a broad and resilient tax base."
Economy and Land Use Goal 2: "Attract quality retail development and actively retain existing
retailers to locate in Wheat Ridge."
Economy and Land Use Goal 4: "Increase the diversity of land uses."
Economy and Land Use Policy 4.1– Efficient Use of Limited Land: "Because of the limited
amount of land available for new development, the City will require efficient use of newly
developing and redeveloping areas by promoting higher -intensity development."
Economy and Land Use Policy 4. 1 –Efficient Use of Limited Land, Strategies A and B: "A -
Emphasize mixed-use development in developing and redeveloping areas", `B -Develop a new
mixed-use zoning district and associated land use regulations."
Economy and Land Use Goal S: "Revitalize key redevelopment areas."
A zone change to MU -N provides a critical mass to support existing and future retail, diversifies existing
land uses, revitalizes a key redevelopment area near W. 44th Ave. and Wadsworth Blvd., and deploys the
City's new mixed-use zoning.
Additionally, townhomes, a development outcome not possible under the current zone, can often offer
greater square footage than nearby single family homes, and are new construction, leading to increased
property tax for the City. With "nearly 60% of general City revenues coming from sales tax" (pg. 33), the
density associated with MU -N offers an opportunity to bolster property tax as a complement to sales tax.
CHAPTER 5: Neighborhoods and Housing
"The edges of neighborhoods, displayed as Neighborhood Buffer Areas on the Structure Plan,
correspond with areas that have generally shifted away from predominately single-family
owner -occupied uses over time, to a mix of uses .... According to the NRS, the homogenous
nature of the city's housing stock is a somewhat limiting factor in attracting new residents
and households. This is due to the fact that the housing types available in Wheat Ridge are
generally older and smaller than the current Jefferson County market demands ....As
reinvestment and redevelopment occur in revitalization and Neighborhood Buffer areas, it will be
important to add new housing types."
Neighborhoods and Housing Goal 2: "Increase housing options."
Neighborhoods and Housing Policy 2.1: "The City will direct the development of new housing
types such as townhomes, condos/lofts, and senior living units (especially in Neighborhood
Revitalization, Neighborhood Buffer, and other mixed-use areas) to meet market demand."
Neighborhoods and Housing Goal 4: "Stimulate investment and redevelopment in Neighborhood
Buffer Areas."
The property is located adjacent to a Neighborhood Buffer area, MU -N provides variety of housing
options in a way R-2 cannot, and responds to the market by providing more square footage than the
current single family housing stock pervasive in Wheat Ridge. In addition to diversifying the available
housing options, the proposed zone change will help facilitate new families moving Wheat Ridge.
CHAPTER 7: Transportation
"While the city's established bus transit and trail systems are tremendous assets, there are
opportunities to improve the linkages between these systems and existing neighborhoods and
future activity centers. One of the primary opportunities will arise with the opening of the Gold
Line commuter rail corridor that is planned for 2016."
Transportation Goal 4: "Improve the coordination between transportation improvements and
future land use decisions."
This property takes advantage of the existing W. 44th Ave. RTD bus route and is conveniently located 1.8
miles south of the RTD Gold Line Olde Town Arvada station.
CHAPTER 9: Sustainable Future
"A sustainable community recognizes the importance of economic prosperity (both for
individuals and the community as a whole) .... A sustainable community maintains property
values and retains strong households."
Sustainable Future Goal 1: "Establish and maintain a resilient and sustainable tax base."
Sustainable Future Policy 1.1— Coordinated Planning, Strategy B: "Focus on attracting strong
households and a healthy mix of ages within the community."
MU -N allows for an array of housing types, such as townhomes. Townhomes offer larger square footage
than many of the surrounding single family homes, and are ideal for young families or baby boomers
looking to downsize from large properties.
CHAPTER 10: Plan Implementation
Code Amendments to Achieve Economic and Land Use Goals: "In general, the perception of
Wheat Ridge's development review process is that it has become more challenging over the
years—in part because Wheat Ridge is mostly built out, but also because the Code and regulatory
structure is overly complex, somewhat out-of-date (standards and procedures), and unpredictable.
It also contains regulatory "barriers" to achieve desirable patterns, such as mixed-use
development."
Code Amendments to Achieve Economic and Land Use Goals – Planned Developments—Over
Reliance and Unpredictability: "In addition, the Code promotes overreliance on Planned
Developments (PDs) for new development instead of using straight zoning districts and
standards. This means development projects require multiple review steps and are subject to a
high degree of discretion rather than objective standards. As a result, predictability for
developers, neighborhoods, and decision -makers is low. In addition, the requirement for rezoning
to PDs adds another step to the process and adds uncertainty for new developments, which can be
expensive and unpredictable for businesses and industries and frustrating for neighbors."
General Recommendations for New Mixed -Use Zoning Districts – Develop New Mixed -Use
Zoning: "Drawing from the Architectural and Site Design Manual, the City could develop new
mixed-use zoning district(s). Standards would not only ensure quality architectural design,
but also address planning. For examples, they could require new projects to provide transition
or buffers near single family neighborhoods, allow for shared parking, relax front setback
standards so buildings relate to the street, provide ample pedestrian features, and encourage (not
just allow) public gathering spaces and public art. New projects would also need to maintain
essential components of Wheat Ridge's character, including landscaping and trees, and
other appropriate themes."
For all of the reasons stated in previous pages, a zone change is critical for redevelopment of this
property, and redevelopment to medium density is an effective way to advance many of Wheat Ridge's
stated goals. A zone change to MU -N allows this desired development and puts into practice a new
zoning district that Wheat Ridge's has proactively developed to catalyze the type of development and
impact it is looking for, while maintaining a level of quality control. In the case of a contaminated site
such as this one, the City's Mixed Use zone district encourages redevelopment of a site already burdened
by the regulatory demands of remediation.
Wadsworth Corridor Subarea Plan
Two of the Wadsworth Corridor Subarea Plan's eight goals Improve the success of businesses along
Wadsworth Boulevard and Create a town center with vitality, attractive shopping and a gathering space
for the community—are aided by a zone change for this property to MU -N, which allows higher density
and more homeowners near the corridor. Furthermore, a zone change to MU -N allows for a
redevelopment that directly matches the fifth major plan feature: "In general, encourage a gradual
increase in density and building height closer to Wadsworth Boulevard to provide the critical mass
of users and residents that will help support the businesses in the Corridor and brings life into this town
center as well as prevent encroachment into the residential neighborhoods east and west of the Subarea."
CHAPTER 2.6: Future Land Use
Figure 3: Recommended Land Uses in the Wadsworth Corridor: This map lays out a land use
map where the eastern half of this property is defined as Medium -High Density Residential —
"Medium -High Density Residential land use will be developed between ten and twenty-one units
to the acre. This range includes townhomes, condominiums and apartments."
A zone change to MU -N is consistent with this recommendation and will bring the property into
conformance with Wadsworth Corridor Subarea Plan.
CHAPTER 3.7: Density
"In the proposed town center area between W. 38th Avenue and W. 44th Avenue, higher densities
(10-20 units per acre) could be encouraged over and above commercial uses. Densities will be
"feathered" (gradually decreased) along the edges of the corridor to make a transition to
adjacent zoning."
This property is situated near the edge of the W. 44th Ave. corridor and with MU -N zoning provides an
opportunity to "feather" height between the corridor and single family neighborhoods. Current zoning
provides little opportunity for feathering and instead requires single family neighborhoods adjacent to the
corridor.
CHAPTER 4.6: Economic Development
"The report documented the decline of stronger sales tax generators (i.e. food stores,
eating/drinking establishments, building materials and finance/insurance and real estate). The
report observed that stronger tax generation may be possible by the growth of these industries, but
also observed that the affluence of local households is a key factor in attracting and retaining
these businesses"
"To create a successful retail environment and encourage redevelopment, residential densities
need to be increased in this area. Changing the land use along the corridor to include a higher
density residential component associated with mixed us will assist in the creation of a retail
environment."
"Roughly sixty-seven percent of Wheat Ridge's multifamily housing market is rental"
"The City should look for other partners such as Wheat Ridge 2020 to help acquire and land-
bank problem properties in the corridor as they become available. Finally, the City should
consider using their authority to acquire lots at fair market prices and to condemn as necessary."
MU -N allows for increased density, which can help support nearby retail, and an array of housing types,
which can accommodate some higher priced homes that cater to more affluent residents. Property
redevelopment presents a unique opportunity for a large for sale residential development such as town
houses, which will help balance out Wheat Ridge's current 67% rental multifamily housing market.
Response to zone chance review criteria #3c: A change of character in the area has occurred or is
occurrine to such a degree that it is in the public interest to encourage redevelopment of the area or
to recognize the changing character of the area.
The proposed zone change to MU -N is in response to the changed and changing conditions in the W. 44th
Ave. and Wadsworth Blvd. corridors and more specifically the property itself.
W. 44th Ave. and Wadsworth Blvd. Corridors
Both corridors are seeing increased development activity, and the Wadsworth corridor, between W. 38th
Ave. and W. 44th Ave., is one of five target redevelopment areas in Wheat Ridge (Envision Wheat Ridge,
Executive Summary, page 5-6). The City has identified the desire to create a vibrant Town Center in this
area, and has created an Urban Renewal Area to help accelerate many of these goals. Wheat Ridge voters
recently approved Ballot Initiative 2E providing approximately $33 million public improvements
including the reconstruction of Wadsworth Boulevard. Plans for the corridor include significant upgrades
to the intersection with W. 44th Ave. and new lighted intersections to the south. This is a significant
change to the immediate area and will positively impact redevelopment and reinvestment along and
adjacent to the corridors consistent with City plans.
Wadsworth Corridor Subarea Plan
This property is recommended to be a Medium High Density Residential area as part of the Wadsworth
Corridor Subarea Plan, which is a change from its current R-2 land use.
Pro e
Greenhouse operations on this property have long sense ceased, and the property has changed from being
an asset to a liability. The vacant, dilapidated building runs the risk of continuing to deteriorate if the
property cannot be redeveloped.
In conclusion, the change in the character and condition of the property, as well as the nature of and
proposed upgrades to nearby corridors, supports a change of zone for this property. The zone change best
serves the public interest of the citizens of Wheat Ridge by allowing a derelict property to redevelop
while also advancing many of Wheat Ridge's stated planning goals and objectives. MU -N allows an
array of housing options, supports a variety of users at different socio-economic scales, including
homeownership opportunities for young families, provides density to support nearby commerce and
diversifies and strengthens the tax base. MU -N in this specific location takes advantage of the W. 44th
Ave. bus route and nearby Light Rail options, creates a critical mass within walking distance of already
identified commercial nodes, and provides buffers to protect the character of the surrounding single
family neighborhood.
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A57
December 21, 2016
City of Wheat Ridge
Attn Planning & Development Services
75M W. 29" Ave, 2' floor
Wheat Ridge, CO BW33
RE: Zone Change Application for 4255 Yarrow Street.
Dear Ms Reckert,
As President of ADB, LLC, the owner of the property located at 4255 Yarrow Street, please accept this
letter as my written authonzation for EnviroFinance Group, LLC to submit a Zone Change application.
JDB, IAC
J
e.
Kevin Byerly
President
Scanned by CarnScanner
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PARCEL A:
THAT PART OF THE NEORTHWEST % OF THE NORTHEAST % OF THE SOUTHWEST % SECTION 23,
TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6T" PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF
JEFFERSON, STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING ATA POINT WHICH BEARS NORTH [00'15'28] EAST, 160 FEET FROM THE SOUTHWEST
CORNER OF SAID NORTHWEST % ON THE WEST LINE THEREOF; THENCE NORTH ALONG THE EAST LINE
OF SAID NORTHEWEST % DISTANCE OF [234] FEET; THENCE EAST PARALLEL TO THE SOUTH BOUNDARY
OF SAID NORTHWEST % TO THE WEST BOUNDARY LINE YARROW STREET AS DESCRIBED IN INSTRUMENT
RECORDED DECEMBER 4, 1961 IN BOOK [1429] AT PAGE [526], JEFFERSON COUNTY RECORDS; THENCE
SOUTH [00'17''44] WEST ALONG THE WEST LINE OF YARROW STREET TO A POINT [15] FEET NORTH OF
THE SOUTH BOUNDARY LINE OF SAID NORTHWEST %; THENCE TO THE RIGHT ALONG THE ARC OF A
CURVE, HAVING A RADIUS OF [15] FEET, A DISTANCE OF [23.56] FEET TO A POINT ON THE SOUTH LINE
OF SAID NORTHWEST [1/4]; THENCE NORTH [89 "47'19"1 WEST ALONG THE SOUTH LINE OF SAID
NORTHWEST % A ]STANCE OF [260.72 FEET; THENCE NORTH PARALLEL TO THE WEST BOUNDARY LINE
OF SAID NORTHWEST % A DISTANCE OF [160] FEET; THENCE WEST AND PARALLEL TO THE SOUTHERLY
LINE OF SAID NORTHWEST % A DISTANCE OF [358] FEET MORE OR LESS TO THE POINT OF BEGINNING.
PARCEL B:
ACCESS AND EASEMENT MAINTENANCE EASEMENTS AS GRANTED AND SET FORTH IN THE WARRANTY
DEED RECORDED [AUGUST 26, 1976] IN BOOK [2894] AT PAGE [513].
SUBJECT TO ALL RIGHTS OF WAY AND EASEMENTS OF RECORD.
PARCEL C:
THAT PART OF THE NEORTHWEST % OF THE NORTHEAST % OF THE SOUTHWEST % SECTION 23,
TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6T" PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF
JEFFERSON, STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST % AND FOLLOWING THE WEST LINE
THEREOF NORTH [0"15'28] EAST A DISTANCE OF [394.00] FEET TO THE NORTHWEST CORNER OF THE
PARCEL DESCRIBED IN THE WARRANTY DEED RECORDED IN THE JEFFERSON COUNTY CLERK AND
RECORDERS OFFICE RECORDED AUGUST 26, 19761N BOOK [2894] AT PAGE [513], SAID POINT ALSO
BEING THE SOUTHWEST CORNER OF THE CHARLES GRAUL JR. MINOR SUBDIVISION; THENCE SOUTH [89
" 47 " 19"1 EAST ALONG THE NORTH LINE OF SAID PARCEL DESCRIBED IN THE WARRANTY DEED
RECORDED AUGUST 26, 19761N BOOK [2894] AT PAGE [513] A DISTANCE OF [104.15] FEET TO THE TRUE
POINT OF BEGINNING; THENCE CONTINUING ALONG THE NORTH LINE OF SAID PARCEL SOUTH [89"47'
19'] EAST A DISTANCE OF [529.99] FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF YARROW
STREET; THENCE FOLLOWING THE WEST RIGHT OF WAY LINE OF YARROW STREET NORTH [0 "17' 44"]
EAST A DISTANCE OF [7.10] FEET TO THE SOUTHEAST CORNER OF THE CHARLES GRAUL JR. MINOR
SUBDIVISION; THENCE FOLLOWING THE SOUTH LINE OF THE CHARLES GRAUL JR. MINOR SUBDIVISION
NORTH [89 "47'52 '] WEST A DISTANCE OF [530.0] FEET; THENCE SOUTH [0" 15'28'] WEST A
DSITANCE OF [7.02] FEET TO THE TRUE POINT OF BEGINNING.
COUNTY OF JEFFERSON, STATE OF COLORADO
PARCEL D:
NON-EXCLUSIVE EASEMENT FOR SEWER LINE AS GRANTED AND SET FORTH IN EASEMENT AGREEMENT
RECORDED MAY 18, 2009 UNDER RECEPTION NO. 2009044993.
Rezoning Application
Written Request and Description of Proposal
45255 Yarrow St. Wheat Ridge, CO
Current Zoning: R-2
Proposed Zoning: MU -N
Backeround: 4255 Yarrow Street is a 4.52 acre parcel of land, currently zoned R-2 and occupied by a
106,000 square foot greenhouse. Following decades of productive use as greenhouse growing flowers,
landscaping, and produce, the property now sits vacant and blighted. Compromised by environmental
contamination, the property is no longer viable as a greenhouse or re -developable consistent with the
underlying zoning.
EnviroFinance Group, LLC (applicant) is under contract to acquire the property from the current owner,
JDB, LLC, and proposes to redevelop the subject property into a medium density residential
development, comprised of townhomes or a mix of townhomes and a small apartment or mixed-use
building, consistent with the City of Wheat Ridge's Comprehensive Plan, the Wadsworth Corridor
Subarea Plan, and the proposed Mixed Use —Neighborhood zone district (MU -N).
Response to zone chance review criteria #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.
Consistent with the adopted Wadsworth Corridor Subarea Plan, the change of zone will allow for medium
density residential development and/or a mix of neighborhood serving commercial development; thereby
creating a balanced mix of land uses. The added density will help support a sustainable and resilient local
economy along W. 44th Ave. and Wadsworth Blvd., while maintaining the character and integrity of
adjacent residential neighborhoods. Immediately adjacent to two key commercial corridors, a
neighborhood school, and a community garden, this change of zone will enable opportunities for unique
places for people to live, work, shop, and play; as well as promote use by pedestrians, bicyclists, and
transit users; and encourage active lifestyles. As such, 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 location of the property, between a single family residential neighborhood to the south and west and
two commercial corridors to the north and east, makes it an ideal candidate for MU -N zoning, helping to
create the zone of transition contemplated by City plans. MU -N zoning allows the property to achieve
many of the City's goals while protecting the character of the surrounding single family neighborhood.
Adding residential density achieves the goal of transitioning height from Main Street or Neighborhood
Commercial Corridors to single family neighborhoods, and provides new households to support the
commercial activity of the corridors, as well as the nearby school and gardens. Encouraging residential
density within walking distance to commercial corridors also helps alleviate traffic congestion.
MU -N zoning has built in use restrictions, excluding uses such as storage, warehouse, industrial, and
large retail, as well as guidance and requirements on design elements. Should a commercial use be viable
in this location, these requirements ensure development is consistent with community expectations and
set parameters for density, height, setbacks, open space, and more. The details contained within MU -N
zoning protect the surrounding area from significant adverse impact associated with new development.
Finally, the change of zoning will encourage reinvestment in and redevelopment of a contaminated,
blighted property and eliminate the negative impacts on the surrounding residential and commercial
property. As such, the proposed change of zone is a sensible step towards preserving the public health,
safety, and general welfare of the citizens of Wheat Ridge, and a proactive step to support the positive
planned growth of W. 44th Ave. and Wadsworth Blvd.
Response to zone change review criteria #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.
Applicant confirms that 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.
Dry Utilities: The site is currently served by electricity and gas (Xcel).
Water and Sanitation: The Wheat Ridge Water District and Wheat Ridge Sanitation District have
confirmed there is adequate infrastructure to support a 10-21 unit per acre mixed-use project. An
extension of a sewer line down Yarrow St. may be necessary and will be accommodated as part of
development.
Transportation:
Vehicular — Most of the vehicular access to and from the site will be though the regional highway
network of I-70 and Wadsworth Blvd. (SH 12 1) east and north of the site. To a lesser extent Colfax (US
40) and 6th Avenue (US 6) will serve trips south of the site. Wadsworth Blvd. as a major arterial roadway
with four capacity lanes plus auxiliary and turn lanes is a primary north/south connection to the regional
network. Wadsworth Blvd. intersects with W. 44th Ave. and W. 41st Ave. which connect to the local
roadways serving the site. W. 44th Ave. is the closest east/west roadway to the site and transitions from
the Wadsworth traffic signal controlled intersection to a four lane main collector/minor arterial with four
capacity lanes and no turn lanes. W. 41 st Ave., south of the site, is a local street that intersects with
Wadsworth Blvd. at a two-way stop condition. W. 41st Ave. intersects with Yarrow Court which serves
the site.
Two site access locations are anticipated off Yarrow Street along the east property line. Yarrow Street, a
local street with an approximate width of 33 feet, supports two north/south lanes and on -street parking on
both sides of the street. Yarrow St. is currently not striped and is stop controlled at the W. 44th Ave.
intersection. Yarrow St. terminates at W. 42nd Ave. in an elbow configuration. One site access is
proposed off W. 42nd Ave. west of an intersection with Yarrow Ct. Yarrow Ct. intersects with W. 41st
Ave. in a "T" configuration south of the site.
Planned City roadway improvements include the widening of Wadsworth Blvd. to six capacity plus turn
lanes. Future plans also include a traffic signal at the W. 41st Avenue and Wadsworth Blvd. intersection.
Bicycle — There are currently no dedicated bicycle facility in the vicinity of the site, however the
Wadsworth Blvd. planning study and the City of Wheat Ridge Comprehensive Plan indicates Bike lanes
on Wadsworth Blvd. and W. 44th Ave.
Pedestrian — There are currently attached sidewalks on the perimeter streets including Wadsworth Blvd.,
W. 44th Ave., Yarrow St., and W. 41 st Ave. The Wheat Ridge Comprehensive Plan indicates sidewalks
with buffer on Wadsworth Blvd.
Transit — Transit in the area includes RTD Bus service on Wadsworth Blvd., W. 44th Ave., and 38th Ave.
In addition, the Gold Line commuter rail, approximately 1.8 miles from the site, provides service to
downtown Denver and Ward Road in western Wheat Ridge.
Trip Generation — Vehicle trips associated with the proposed change of zone were calculated by Matrix
Design Group using the Trip Generation Manual, 9th Edition, Institute of Transportation Engineers. Two
land use scenarios were assumed. The first scenario maxes out the allowable residential density and
considers 40 apartment units and 55 townhouse units. The second "expected" scenario assumes a market
driven outcome and considers 70 townhouse units. The 40 apartment units and 55 townhouse units
generates the most traffic between the two scenario with 749 ADT and 57 AM peak hour, and 77 PM
peak hour trips. The expected outcome of 70 townhouse units generates 472 ADT and 39 AM peak hour,
and 54 PM peak hour trips. Applicant acknowledges that the City of Wheat Ridge criteria require that a
site plan generating more than 60 peak hour trips will require a Traffic Impact Study (TIS) at the time of
submittal.
Storm Drainage: This site is located on a FEMA Zone X and according to the FEMA website this
means the site is outside the 0.2% chance floodplain and at low to moderate risk of flooding.
Storage and treatment of runoff on sites in the City of Wheat Ridge is required for all developments
within city limits. All detention facilities, unless designated as regional detention facilities by the City of
Wheat Ridge, are to be privately owned and maintained. Redevelopment of the site under the proposed
zoning would be classified as a Major Redevelopment according to the City of Wheat Ridge Site
Drainage Requirements because it will disturb more than 10,000 square feet of the existing impervious
area of the site. Applicant acknowledges that there is no existing storm water drainage infrastructure on
or adjacent to the site and, as such, the site will likely need to provide full infiltration for the detention
facility and that storm water plans and reports will require review and approval by the City of Wheat
Ridge Public Works department.
CONCLUSION: Regardless of the proposed zone change, redevelopment of the property known as
4255 Yarrow will require an onsite detention and infiltration system for storm drainage infrastructure to
support development. With the construction of an infiltration facility, no storm water infrastructure
improvements are anticipated to be required off-site to provide service to this project.
Any project developed under the current or proposed zone will follow the City of Wheat Ridge City Code
and City of Wheat Ridge Engineering Regulations and Design Standards for concept and formal
submittals to obtain services.
No offsite dry utility or water infrastructure will be required to support redevelopment of the property.
Modest upgrades to the existing sanitary sewer pipe in Yarrow Street are expected. Expected
transportation related improvements are sidewalks, curb ramps at entrance drives, and signing at access
locations, as well as possible signing and striping improvement along Yarrow Street.
Response to zone chane review criteria #3a: The change of zone is in conformance, or will bring
the property into conformance with, the City of Wheat Ridge comprehensive plan goals, objectives
and policies, and other city -approved policies or plans for the area.
The proposed zone change is consistent with the Envision Wheat Ridge Comprehensive Plan and the
Wadsworth Corridor Subarea Plan, and is a catalyst to achieve a number of the stated goals and strategies
set forth in these plans. In certain areas, zone change is needed to bring the property into conformance
with these plans.
Envision Wheat Ridge Comprehensive Plan
Two of the six stated key values of the Envision Wheat Ridge Comprehensive Plan—Creating a Resilient
Local Economy Based on a Balanced Mix of Land Uses and Promoting Vibrant Neighborhoods and an
Array of Housing Options—are directly enhanced through a zone change to MU -N. More specifically,
the following excerpts speak to the connection between this zone change and conformance with the
Envision Wheat Ridge Comprehensive Plan.
CHAPTER 4: Economy and Land Use
"In order for Wheat Ridge to continue to be viable residential community, and to maintain
existing levels of services (such as police protection, roadway maintenance, and parks and
recreation amenities) the City must chart a new course for the future to establish a diverse mix of
land uses to build and sustain a broad and resilient tax base."
Economy and Land Use Goal 2: "Attract quality retail development and actively retain existing
retailers to locate in Wheat Ridge."
Economy and Land Use Goal 4: "Increase the diversity of land uses."
Economy and Land Use Policy 4.1– Efficient Use of Limited Land: "Because of the limited
amount of land available for new development, the City will require efficient use of newly
developing and redeveloping areas by promoting higher -intensity development."
Economy and Land Use Policy 4.1– Efficient Use of Limited Land, Strategies A and B: "A -
Emphasize mixed-use development in developing and redeveloping areas", `B -Develop a new
mixed-use zoning district and associated land use regulations."
Economy and Land Use Goal S: "Revitalize key redevelopment areas."
A zone change to MU -N provides a critical mass to support existing and future retail, diversifies existing
land uses, revitalizes a key redevelopment area near W. 44th Ave. and Wadsworth Blvd., and deploys the
City's new mixed-use zoning.
Additionally, townhomes, a development outcome not possible under the current zone, can often offer
greater square footage than nearby single family homes, and are new construction, leading to increased
property tax for the City. With "nearly 60% of general City revenues coming from sales tax" (pg. 33), the
density associated with MU -N offers an opportunity to bolster property tax as a complement to sales tax.
CHAPTER 5: Neighborhoods and Housing
"The edges of neighborhoods, displayed as Neighborhood Buffer Areas on the Structure Plan,
correspond with areas that have generally shifted away from predominately single-family
owner -occupied uses over time, to a mix of uses .... According to the NRS, the homogenous
nature of the city's housing stock is a somewhat limiting factor in attracting new residents
and households. This is due to the fact that the housing types available in Wheat Ridge are
generally older and smaller than the current Jefferson County market demands ....As
reinvestment and redevelopment occur in revitalization and Neighborhood Buffer areas, it will be
important to add new housing types."
Neighborhoods and Housing Goal 2: "Increase housing options."
Neighborhoods and Housing Policy 2.1: "The City will direct the development of new housing
types such as townhomes, condos/lofts, and senior living units (especially in Neighborhood
Revitalization, Neighborhood Buffer, and other mixed-use areas) to meet market demand."
Neighborhoods and Housing Goal 4: "Stimulate investment and redevelopment in Neighborhood
Buffer Areas."
The property is located adjacent to a Neighborhood Buffer area, MU -N provides variety of housing
options in a way R-2 cannot, and responds to the market by providing more square footage than the
current single family housing stock pervasive in Wheat Ridge. In addition to diversifying the available
housing options, the proposed zone change will help facilitate new families moving Wheat Ridge.
CHAPTER 7: Transportation
"While the city's established bus transit and trail systems are tremendous assets, there are
opportunities to improve the linkages between these systems and existing neighborhoods and
future activity centers. One of the primary opportunities will arise with the opening of the Gold
Line commuter rail corridor that is planned for 2016."
Transportation Goal 4: "Improve the coordination between transportation improvements and
future land use decisions."
This property takes advantage of the existing W. 44th Ave. RTD bus route and is conveniently located 1.8
miles south of the RTD Gold Line Olde Town Arvada station.
CHAPTER 9: Sustainable Future
"A sustainable community recognizes the importance of economic prosperity (both for
individuals and the community as a whole) .... A sustainable community maintains property
values and retains strong households."
Sustainable Future Goal 1: "Establish and maintain a resilient and sustainable tax base."
Sustainable Future Policy 1.1– Coordinated Planning, Strategy B: "Focus on attracting strong
households and a healthy mix of ages within the community."
NU -N allows for an array of housing types, such as townhomes. Townhomes offer larger square footage
than many of the surrounding single family homes, and are ideal for young families or baby boomers
looking to downsize from large properties.
CHAPTER 10: Plan Implementation
Code Amendments to Achieve Economic and Land Use Goals: "In general, the perception of
Wheat Ridge's development review process is that it has become more challenging over the
years—in part because Wheat Ridge is mostly built out, but also because the Code and regulatory
structure is overly complex, somewhat out-of-date (standards and procedures), and unpredictable.
It also contains regulatory "barriers" to achieve desirable patterns, such as mixed-use
development."
Code Amendments to Achieve Economic and Land Use Goals – Planned Developments—Over
Reliance and Unpredictability: "In addition, the Code promotes overreliance on Planned
Developments (PDs) for new development instead of using straight zoning districts and
standards. This means development projects require multiple review steps and are subject to a
high degree of discretion rather than objective standards. As a result, predictability for
developers, neighborhoods, and decision -makers is low. In addition, the requirement for rezoning
to PDs adds another step to the process and adds uncertainty for new developments, which can be
expensive and unpredictable for businesses and industries and frustrating for neighbors."
General Recommendations for New Mixed -Use Zoning Districts – Develop New Mixed --Use
Zoning.- "Drawing from the Architectural and Site Design Manual, the City could develop new
mixed-use zoning district(s). Standards would not only ensure quality architectural design,
but also address planning. For examples, they could require new projects to provide transition
or buffers near single family neighborhoods, allow for shared parking, relax front setback
standards so buildings relate to the street, provide ample pedestrian features, and encourage (not
just allow) public gathering spaces and public art. New projects would also need to maintain
essential components of Wheat Ridge's character, including landscaping and trees, and
other appropriate themes."
For all of the reasons stated in previous pages, a zone change is critical for redevelopment of this
property, and redevelopment to medium density is an effective way to advance many of Wheat Ridge's
stated goals. A zone change to MU -N allows this desired development and puts into practice a new
zoning district that Wheat Ridge's has proactively developed to catalyze the type of development and
impact it is looking for, while maintaining a level of quality control. In the case of a contaminated site
such as this one, the City's Mixed Use zone district encourages redevelopment of a site already burdened
by the regulatory demands of remediation.
Wadsworth Corridor Subarea Plan
Two of the Wadsworth Corridor Subarea Plan's eight goals Improve the success of businesses along
Wadsworth Boulevard and Create a town center with vitality, attractive shopping and a gathering space
for the community—are aided by a zone change for this property to MU -N, which allows higher density
and more homeowners near the corridor. Furthermore, a zone change to MU -N allows for a
redevelopment that directly matches the fifth major plan feature: "In general, encourage a gradual
increase in density and building height closer to Wadsworth Boulevard to provide the critical mass
of users and residents that will help support the businesses in the Corridor and brings life into this town
center as well as prevent encroachment into the residential neighborhoods east and west of the Subarea."
CHAPTER 2.6: Future Land Use
Figure 3: Recommended Land Uses in the Wadsworth Corridor: This map lays out a land use
map where the eastern half of this property is defined as Medium -High Density Residential –
"Medium -High Density Residential land use will be developed between ten and twenty-one units
to the acre. This range includes townhomes, condominiums and apartments."
A zone change to MU -N is consistent with this recommendation and will bring the property into
conformance with Wadsworth Corridor Subarea Plan.
CHAPTER 3.7: Density
"In the proposed town center area between W. 38th Avenue and W. 44th Avenue, higher densities
(10-20 units per acre) could be encouraged over and above commercial uses. Densities will be
"feathered" (gradually decreased) along the edges of the corridor to make a transition to
adjacent zoning."
This property is situated near the edge of the W. 44th Ave. corridor and with MU -N zoning provides an
opportunity to "feather" height between the corridor and single family neighborhoods. Current zoning
provides little opportunity for feathering and instead requires single family neighborhoods adjacent to the
corridor.
CHAPTER 4.6: Economic Development
"The report documented the decline of stronger sales tax generators (i.e. food stores,
eating/drinking establishments, building materials and finance/insurance and real estate). The
report observed that stronger tax generation may be possible by the growth of these industries, but
also observed that the affluence of local households is a key factor in attracting and retaining
these businesses"
"To create a successful retail environment and encourage redevelopment, residential densities
need to be increased in this area. Changing the land use along the corridor to include a higher
density residential component associated with mixed us will assist in the creation of a retail
environment."
"Roughly sixty-seven percent of Wheat Ridge's multifamily housing market is rental"
"The City should look for other partners such as Wheat Ridge 2020 to help acquire and land-
bank problem properties in the corridor as they become available. Finally, the City should
consider using their authority to acquire lots at fair market prices and to condemn as necessary."
MU -N allows for increased density, which can help support nearby retail, and an array of housing types,
which can accommodate some higher priced homes that cater to more affluent residents. Property
redevelopment presents a unique opportunity for a large for sale residential development such as town
houses, which will help balance out Wheat Ridge's current 67% rental multifamily housing market.
Response to zone chance review criteria #3c: A change of character in the area has occurred or is
occurrine to such a decree that it is in the public interest to encouraae redevelopment of the area or
to recognize the chaneine character of the area.
The proposed zone change to MU -N is in response to the changed and changing conditions in the W. 44th
Ave. and Wadsworth Blvd. corridors and more specifically the property itself.
W. 44th Ave. and Wadsworth Blvd. Corridors
Both corridors are seeing increased development activity, and the Wadsworth corridor, between W. 38th
Ave. and W. 44th Ave., is one of five target redevelopment areas in Wheat Ridge (Envision Wheat Ridge,
Executive Summary, page 5-6). The City has identified the desire to create a vibrant Town Center in this
area, and has created an Urban Renewal Area to help accelerate many of these goals. Wheat Ridge voters
recently approved Ballot Initiative 2E providing approximately $33 million public improvements
including the reconstruction of Wadsworth Boulevard. Plans for the corridor include significant upgrades
to the intersection with W. 44th Ave. and new lighted intersections to the south. This is a significant
change to the immediate area and will positively impact redevelopment and reinvestment along and
adjacent to the corridors consistent with City plans.
Wadsworth Corridor Subarea Plan
This property is recommended to be a Medium High Density Residential area as part of the Wadsworth
Corridor Subarea Plan, which is a change from its current R-2 land use.
Pro e
Greenhouse operations on this property have long sense ceased, and the property has changed from being
an asset to a liability. The vacant, dilapidated building runs the risk of continuing to deteriorate if the
property cannot be redeveloped.
In conclusion, the change in the character and condition of the property, as well as the nature of and
proposed upgrades to nearby corridors, supports a change of zone for this property. The zone change best
serves the public interest of the citizens of Wheat Ridge by allowing a derelict property to redevelop
while also advancing many of Wheat Ridge's stated planning goals and objectives. MU -N allows an
array of housing options, supports a variety of users at different socio-economic scales, including
homeownership opportunities for young families, provides density to support nearby commerce and
diversifies and strengthens the tax base. MU -N in this specific location takes advantage of the W. 44th
Ave. bus route and nearby Light Rail options, creates a critical mass within walking distance of already
identified commercial nodes, and provides buffers to protect the character of the surrounding single
family neighborhood.
City Of
�W heatdge
coMUNITY DEVELOPMENT
Community Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303.235.2846 Fax: 303.235.2857
Community Development Referral Form
Date: December 30, 2016 Response Due: January 13, 2016
The Wheat Ridge Community Development Department has received a request for approval of
a zone change from Residential -Two (R-2) to Mixed Use- Neighborhood (MU -N) for property
located at 4255 Yarrow Kipling Street.
No response from you will constitute having no objections or concerns regarding this proposal.
Case No.: WZ-16-08/EFG
Request: Approval of a zone change from (R-2) to Mixed Use -Neighborhood (MU -N).
The property is located in the southwest quadrant of 44th Avenue and Yarrow Street. The
property is 4.52 acres in size and has a vacant greenhouse on it. The applicant is requesting a
zone change to Mixed Use — Neighborhood in order to redevelop the site. Although the MU -N
zone district allows commercial and residential uses, the applicant has indicated that it will
most likely be redeveloped residentially. There is no specific development scenario at this
point in time.
The zone change is the first step of the process for redevelopment of the site. Although there
is no specific development scenario included with this referral, if approved and prior to
construction of any new structures, a site development plan and subdivision plat approval will
be required and will be referred to City departments and outside agencies.
Please inform the case manager of any concerns about the site's ability for future development
based on the proposed zoning. At the time of site plan review, when a specific development
proposal is available, an additional referral regarding utility needs for the proposed
development will be issued.
Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857
Email: mreckert@ci.wheatridge.co.us
DISTRIBUTION:
Wheat Ridge Water District
Wheat Ridge Sanitation District
West Metro Fire District
CenturyLink
AT&T Broadband
Xcel Energy
Wheat Ridge Public Works
Wheat Ridge Economic Development
Wheat Ridge Police Department
Wheat Ridge Building Division
Parks Department
"The Carnation City"
Vicinity map
"The Carnation City"
EnWoFnance®Group
Land Reuse and Redevelopment
4601 DTC Blvd, Suite 130
Denver, CO 80237
F. 720-633-9678
December 22, 2016
City of Wheat Ridge
Attn: Planning & Development Services
7500 W. 29th Ave., 2nd Floor
Wheat Ridge, CO 80033
RE: Zone Change Application for 4255 Yarrow Street.
Dear Ms. Reckert,
Thank you again for your comments at the pre -application meeting and participation at the
Neighborhood Meeting on December 15, 2016. At this time we are ready to submit our formal
application requesting a zone change for the 4255 Yarrow St. property. Enclosed you will find all the
materials for our zone change application. Please don't hesitate to reach out if there is any further
information you need or questions.
We look forward to continuing to work with you and the City of Wheat Ridge as we process this
application.
Sincerely,
�z����
Sarah Laverty
EnviroFinance Group, LLC
www.EnviroFinanceGroup.com
Jefferson County, CO - GIS
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GENERAL INFORMATION
PIN/Schedule: 300024674
Status: Active
Property Address: 04255 YARROW ST
WHEAT RIDGE CO 80033
Mailing Address: PO BOX 40875
DENVER CO 80204
Neighborhood: 700 -
PROPERTY DESCRIPTION
Subdivision Name: -
AIN/Parcel ID: 39-233-00-005
Property Type: Commercial
http://atsjeffco.us/ats/displaygeneral.do?sch=024674
Owner Name(s)
JDB LLC
Nock Lot lKey Isection ITownship IRange lQuartersection Land Sgft
113 123 13 169 1SW 196891
Total 1196891
Assessor Parcel Maps Associated with Schedule
pmap39-233.pdf
COMMERCIAL INVENTORY
SALE HISTORY
Interactive Mao
Sale Date
Isale Amount Deed Type
lReception
07-15-1976
250,000 Other
128940513
06-09-2008
0 Merger
12008056410
06-25-2009
590,000 Special Warranty Deed
12009062726
TAX INFORMATION
2016 Payable 2017
2016 2015
Actual Value
Land
253,100
Imp
73,500
Total
326,600
TBA
Assessed Value
View Mill Levy Detail For Year
2016 2015
2016 Mill Levy Information
Tax District
3139
County
TBA
School
TBA
WHEAT RIDGE
TBA
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Property appraisal system
Land
73,399
Imp
21,315
Total
94,714
2015 Payable 2016
WHEATRIDGE SAN DIST
Actual Value
Land
253,100
Imp
73,500
Total
326,600
Assessed Value
Land
73,399
Imp
21,315
Total
94,714
Treasurer Information
hftp://atsjeffco.us/ats/displaygencral.do?sch=0246
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submitted BY A]
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Wheatdge be accepted—ref
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29th Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846
(Please print or type all information)
g3S7
Applicant EnviroFinance Group, LLC Phone 720-550-83760 Email cbertron(a_efq-bp.com
Address, City, State, Zip 4601 DTC Blvd., Suite 130, Denver, CO 80237
Owner JDB, LLC Phone 303-919-2626 Email byerlykb(cDgmail.com
Address, City, State, Zip Attn: Kevin Byerly PO Box 40875, Denver, CO 80204
Contact Sarah Laverty Phone 720-550-8356 Email slaverty@efg-bp.com
Address, City, State, Zip 4601 DTC Blvd., Suite 130, Denver, CO 80237
(The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Location of request (address): 4255 Yarrow Street
Type of action requested (check one or more of the actions listed below which pertain to your request):
Change of Zone or Zone Conditions O Special Use Permit O Subdivision — specify type:
O Planned Development (ODP, SDP) O Conditional Use Permit O Administrative (up to 3 lots)
O Planned Building Group O Site Plan O Minor (4 or 5 lots)
O Temporary Use, Building, Sign 0 Concept Plan O Major (6 or more lots)
O Variance/Waiver (from Section 26-) O Right of Way Vacation O Other:
Detailed description of request: Property is currently zoned R-2 and applicant is requesting a zone change to MU -N.
I certify 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 with the knowledge and consent of those persons listed above, without whose consent
the requested action cannot lawfully be accomplished. Applicants other thn w ers m .st ub ito ter-of-att rnev
from the owner which approved of this action on his behalf. SARAH ANN LAVERTY
Notary Public
Notarized Signature of Applicant �' State of Colorado
State of Colorado 20154017179
County of } ss My Commission Expires A ril 30, 2019
The foregoing instrument (Land Use Processing Application) was acknowledged by me this 2 ^b -day ofGQ�na7��
by Cat - `
My commission expires �/ �A /20�
,PC�ota Public
To be filled out by staff.
Date received
Comp Plan Design.
Related Case No.
Assessor's Parcel No.
Size (acres or sgft)
Kev 122/ 2016
Fee $
Receipt No.
Pre -App Mtg. Date
Current Zoning _
Proposed Zoning _
Case No.
Quarter Section Map
Case Manager
Current Use
Proposed Use