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HomeMy WebLinkAbout02-06-20I City of WheatP,idge PLANNING COMMISSION AGENDA February 6,2020 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on February 6, 2020 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agendapackets and minutes are available online athttp://www.ci.wheatridge.co.usl95/Plarming- Commission 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES —January 16, 2019 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WZ-19-07: An application filed by Ardalan and Kim Hatch for approval of a zone change from Residential -One (R-1) to a Planned Residential Development (PRD) with an Outline Development Plan (ODP) located at 9800 West 38' Avenue. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. I City of WheatP,idge B. Case Nos. WZ-19-05 and WA -19-05: An application filed by Real E Solutions, LLC for approval of a Specific Development Plan (SDP) and Variance on property zoned Planned Commercial Development (PCD) for the construction of a 7,000 square foot office/warehouse building located at 12060 West 52 ad Avenue 8. OLD BUSINESS 9. NEW BUSINESS 10. ADJOURNMENT "Public comment is welcome during any public hearing item. The standard procedure for a public hearing is as follows: a. Staff presentation b. Applicant presentation — if applicable c. Public comment — time may be limited at the discretion of the Chair d. Staff/applicant response e. Close public hearing f. Commission discussion and decision Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. 2. 3. 4. 5. 6. City of i�9r WheatMidge PLANNING COMMISSION Minutes of Meeting January 16, 2020 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:02 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29"' Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Melissa Antol Will Kerns Daniel Larson Janet Leo Scott Ohm Richard Peterson Jahi Simbai Vivian Vos None Lauren Mikulak, Planning Manager Gerald Dahl, City Attorney Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA. It was moved by Commissioner PETERSON and seconded by Commissioner LEO to approve the order of the agenda as amended. Motion carried 8-0. APPROVAL OF MINUTES — December 19, 2019 It was moved by Commissioner VOS and seconded by Commissioner ANTOL to approve the minutes of December 19, 2019, as written. Motion carried 7-0-1 with Commissioner PETERSON abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes January 16, 2020 —1— No one wished to speak at this time. PUBLIC HEARING A. Case No. ZOA-20-01: an ordinance amending Chapter 26 of the Wheat Ridge Code of Laws, concerning residential group home and substance abuse clinic zoning requirements. Ms. Mikulak and Mr. Dahl gave a short presentation on the ordinance regarding residential group homes and substance abuse clinics. 11 Commissioner KERNS asked if there will be parking and separation restrictions on group homes. Ms. Mikulak mentioned there the idea of group homes stems from a federal policy shift in the 1960s to deinstitutionalize care, so there are going to be separation requirements in residential zone districts. She added that depending on the size of the group home the separation distance will be 750 ft. or 1500 ft. In response to a questions from Commissioner KERNS, staff confirmed that the limitation on sex offenders allowed in a group home is related to State law. Commissioner E0 asked if 8 unrelated people, who are not disabled, can rent one home. 11 Mr. Dahl said it is not allowed because the City allows no more than 3 unrelated people to live in a house. Commissioner LEO asked how a group home for the disabled will be regulated if they need to apply or simply notify the City. Mr. Dahl clarified that a group home for disabled persons is a use by right, they will not apply for a business license, and they will complete a self -certification form to be submitted to the City. In response to a question from Commissioner LEO, staff confirmed there is no term limit for each resident in the home. In response to a question from Commissioner VOS, Mr. Dahl clarified the reasonable accommodate process that applies to group homes for disabled persons. Commissioner VOS then asked if there is any citizen's right to protest a group home. Mr. Dahl answered no for any group home up to 8 people which is a permitted use. He mentioned that if there is 9 or more people than the group home will follow the Special Use process. Planning Commission Minutes —2— January 2— January 16, 2020 Commissioner VOS asked how a group home for the disabled gets started. Mr. Dahl said it usually is a company that will help people organize themselves or place them in a home. Commissioner VOS then asked if a citizen in the neighborhood can inquire about the possibility of a home being a group home. Ms. Mikulak said that the City is already getting inquires about group homes. Staff can confirm if a group home is operating and explain if they are protected under the Federal Fair Housing law. Commissioner LARSON asked about inquires made to the City regarding group homes and if there have ever been any violations. Also, he wanted to know why this ordinance is being drafted now. Mr. Dahl and Ms. Mikulak addressed the question. The City has not been violating state or federal laws, but the number of inquiries related to group homes from citizens and councilmembers has increased based on the recent establishment of several new group homes. The current code does not regulate larger group homes. The ordinance responds to recent concerns from citizens and councilmembers. Ms. Mikulak explained the process by which group homes are licensed and the process by which the City communicates with operators of group homes who may not be licensed. Commissioner LARSON then asked if existing group homes will have to come into compliance with the proposed code changes. Mr. Dahl said yes and Section 14 of the ordinances give an explanation of when existing group homes would need to come into compliance. Commissioner LARSON asked if the residents in the group home will be listed in the application. Mr. Dahl responded no, only the number of people in the group home will be listed. Commissioner ANTOL asked if the City knows how many group homes are in the City. Ms. Mikulak said the City does not know that information. Commissioner ANTOL then inquired if a substance abuse clinic can be a group home and asked about the difference between the two. Planning Commission Minutes —3— January 3— January 16, 2020 Ms. Mikulak said no, a substance abuse clinic is a commercial operation and is defined separately in the zoning code from a group home. She explained that the clinic has a treatment focus and group home may have staff but has a residential focus where they don't get treatment. Commissioner ANTOL asked if there is a potential to limiting group homes in the City of Wheat Ridge. Mr. Dahl explained there are separation requirements which will be a limiting factor and ensures some dispersal. A group home for 9 or more people requires a Special Use Permit through which you can review impacts and concentration. Federal law does not support limiting group homes. Commissioner ANTOL asked why a group home for disabled persons does not operate like a business and have a business license and asked about other potential impacts. A Mr. Dahl explained that a business license would then be treating the group home differently than a single family home which is prohibited by federal law. Business licenses are required for other group homes (for children and the elderly). Ms. Mikulak added that the same rules apply to code enforcement as a regular home does, such as noise, nuisance, and trash. Commissioner SIMBAI asked about Section 2 of the ordinance and the licenses a group home obtains. Ms. Mikulak said a group home in categories a, b, c and d (group homes for children, the elderly, congregate care facilities, and nursing homes) do have to obtain a local business license and also have a license through the State of Colorado. Commissioner SIMBAI asked for an explanation of Section B on page 7 regarding the self -certification. Mr. Dahl said all group homes will have to file a report with the City of Wheat Ridge. As part of that, any applicable state or county license would need to be provided; although the City might not require a license for group homes for the disabled the State might require one which could then be provided. Ms. Mikulak also explained the Business License process. Mr. Dahl also explained that staff recommends that the semi-annual certification be applied to all types of group homes. Commissioner PETERSON asked about the definition of family suggested that it may be antiquated. Planning Commission Minutes —4— January 4— January 16, 2020 There was some discussion about the definition of "family" and Mr. Dahl explained that the definition of family should be addressed separately with City Council since the issue is not related to the purpose of the group home ordinance. Commissioner PETERSON asked why 4 or more people over the age of 60 can live together. Mr. Dahl explained that the City has historically chosen to be more lenient with occupancy limitations for the elderly. Commissioner OHM mentioned that a person in recovery can be in recovery for life and wondered how that may relate to the ordinance. A person in recovery is considered disabled, and Mr. Dahl acknowledged that would mean they are in a protected class for life. While rare, that would mean they could choose to live in a group home setting for life, a protection afforded by federal law. Commissioner OHM asked if horizontal separation laws are similar to marijuana laws with regards to outside the city limits. N Ms. Mikulak said no. All separation requirements in Chapter 26 are assessed only against land uses within the City, unless expressly written otherwise such as with marijuana. Commissioner LARSON wanted clarification if HOA communities are subject to the same federal regulations regarding group homes. Mr. Dahl explained that an HOA can create private covenants that the City or government do not enforce. HOAs cannot violate federal fair housing laws. The provisions of federal law discussed as part of the group ordinance apply specifically to municipalities, but there may be other provisions that apply to HOAs. It was moved by Commissioner SIMBAI and seconded by Commissioner LEO to recommend approval of the proposed ordinance amending Chapter 26 of the Wheat Ridge Code of Laws concerning residential group home and substance abuse clinic zoning requirements with the following amendment to the ordinance: 1. That a semi-annual certification be applied to all types of group homes. Motion carried 8-0. 8. OLD BUSINESS A. Commissioner LARSON asked for information on Wheat Ridge Speaks. Planning Commission Minutes —5— January 5— January 16, 2020 Ms. Mikulak mentioned that decision makers will receive an email on Friday, January 17 when Wheat Ridge Speaks goes live. The email will include a login, password and guide book. She also mentioned that the first case will be populated on January 24. 9. NEW BUSINESS A. Resolution 1-2020 Ms. Mikulak gave a brief explanation about Resolution 1-2020 and the establishing of a designated public place for the posting of meeting notices as required by the Colorado Open Meetings Law. She said the posting place is in the City Hall Lobby and on the website. Commissioner VOS asked why the newspaper posting is not mentioned in this Resolution. Ms. Mikulak explained that a newspaper posting is required by City Code and this resolution is a minimal requirement associated with the state statute. It was moved by Commissioner Peterson and seconded by Commissioner Leo to APPROVE Resolution 1-2020. Motion carried 8-0. B. Commissioner VOS asked if the recommendation of approval for group homes will be passed as just the approval or if it will include the minutes from this meeting. Ms. Mikulak explained that the 1" reading at City Council only sets the Public Hearing date and does not include the minutes. The meeting packet for the 2°d reading will include the minutes. C. Ms. Mikulak mentioned that there will be cases to be heard at both February meetings; February 6th and 201h . 10. ADJOURNMENT It was moved by Commissioner PETERSON and seconded by Commissioner LEO to adjourn the meeting at 8:56 p.m. Motion carried 8-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes January 16, 2020 —6— ♦�4le 1W Ir Wh6atRiLd e g CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: February 6, 2020 (Planning Commission) / April 13, 2020 (City Council) CASE MANAGER: Scott Cutler CASE NO. & NAME: WZ-19-07 / Hardi ODP ACTION REQUESTED: Approval of a zone change from Residential -One (R-1) to Planned Residential Development with approval of an Outline Development Plan (ODP) for the development of four single-family homes and three duplexes. LOCATION OF REQUEST: 9800 W. 38' Avenue APPLICANT/OWNER (S): A&K Investments (Ardalan and Kim Hardi) APPROXIMATE AREA: 55,957 square feet (1.28 acres) PRESENT ZONING: Residential -One (R-1) COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Location Map - �. I L'"7: Planning Commission Case No. WZ-19-07/11ard& ODP s A'_ 1 Site All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WZ-19-07 is an application for approval of a zone change with an Outline Development Plan (ODP) for property located at 9800 W. 38"' Avenue. The purpose of the request is to change the zoning from Residential -One (R-1) to Planned Residential Development (PRD) to allow for new residential development on the property comprised of 10 dwelling units, a combination of duplexes and single- family homes. Because the site exceeds one (1) acre in size, the only zone change option is to a planned development. Rezoning to a planned development in the City of Wheat Ridge entails approval of two documents. The first is the Outline Development Plan (ODP). The approval of the ODP changes the zoning designation on the land, establishes allowed uses and development standards for the property, and establishes access configurations for vehicles and pedestrians. The second document is the Specific Development Plan (SDP), which focuses on specific details of a development such as site design, architecture, landscaping, and drainage design. The SDP must be found to be compliant with the ODP in order to be approved. Section 26-302 of the Municipal Code allows for concurrent or sequential applications for the ODP and SDP. In this case, the applicant is requesting sequential review of the ODP and SDP. The ODP document requires public hearings before the Planning Commission and City Council, with the City Council being the final deciding body. If the ODP is approved, the applicant can apply for SDP approval. The SDP application will be heard at Planning Commission, who is the final deciding body for SDP approval. II. EXISTING CONDITIONS/PROPERTY HISTORY The site is located at 9800 W. 38"' Avenue, just east of Kipling Street, at the southeast corner of 38"' and Johnson Street (Exhibit 1, Aerial). The property is 55,957 square feet (1.28 acres), is unplatted, and is currently vacant. The subject property has roughly 275 feet of street frontage along W. 381' Avenue and 140 feet of street frontage along Johnson Street. The southern boundary of the property, which is angled from the southeast to the northwest, contains a drainageway that empties into Lena Gulch via an inlet on the City -owned property west of Johnson. The site has roughly 20 feet of fall from the front to the property to the rear, sloping from the northeast to the southwest. Surrounding properties include a variety of land uses and zoning (Exhibit 2, Zoning M. Immediately to the west across Johnson Street is a vacant parcel zoned Planned Commercial Development (PCD), owned by the City of Wheat Ridge. Beyond that is a parcel zoned Commercial -One (C-1), which currently contains Appleridge Caf6. To the southwest of the site is Discovery Park. On the west side of Kipling Street is the recently developed Kipling Ridge shopping center with Sprouts and Starbucks as major tenants. To the east is the Meadow Haven Subdivision, zoned Residential -Two A (R -2A), consisting of mostly duplexes and a single-family home. To the south are properties zoned Residential - One (R-1), containing single-family homes on large lots. To the north, across W. 38"' Avenue, are Planning Commission 2 Case No. WZ19-07IHardi ODP properties zoned Residential -Two (R-2), containing a mix of duplexes and single-family homes. A map of the surrounding land uses, including the proposed land uses on the subject parcel, is shown in Exhibit 5, Surrounding Land Uses. The site has been on and off the market in recent years and the subject of numerous development inquiries. In 2018, an application for a Planned Residential Development was submitted by a different applicant and property owner. The proposal was for 8 duplexes for a total of 16 dwelling units. That ODP was supported by staff, recommended for approval by Planning Commission, but did not receive enough positive votes to overcome a legal protest at City Council. III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan for the site, which contains two sheets (Exhibit 3, Outline Development Plan). The first page is a cover sheet with certification and signature blocks for the property owners, Planning Commission, City Council, and the Mayor. There is also a character of development statement, list of permitted uses, and other standard notes. The second page includes the conceptual layout of the property, including access, open space, and lots. As noted above the ODP is a property -specific zoning document that establishes the underlying development standards. These are described below, would run with the land if approved, and cannot be changed without going through a subsequent zone change process. Allowable Uses Uses permitted per the ODP are duplexes, single family homes, open space, and accessory uses (home occupations and household pets). Detached accessory structures such as sheds are not permitted. RV and boat storage are also not allowed. Site Configuration The ODP depicts a 10 -unit development, with 4 single-family homes and 3 duplexes. Two access points are proposed. Vehicular access is to be gained from two points: a curb cut on 38'' Avenue at the east of the site, and a curb cut on Johnson Street. Garages will face this alleyway which will bisect the site. A sidewalk is included along this alleyway for pedestrian access. In early designs, including at the Neighborhood Meeting, the applicant proposed one point of access only on 38u' Avenue, but due to the need for guest parking and more importantly the need for fire access, two points of access are required. A large landscaped tract is shown on the southern portion of the site which will accommodate additional open space as well as drainage detention. No structures could be built in this area. Development Standards Setbacks — The following setbacks are proposed on Page 2 of the ODP: Planning Commission Case No. WZ19-07IHardi ODP Proposed Front setback (38' Avenue) 20 feet Boundary setbacks (east side and south side) 20 feet Interior Side setbacks 7.5 feet (single-family) 3 feet (duplex garage) 15 feet (duplex residence) Interior Rear setbacks 5 feet from drainage tract Planning Commission Case No. WZ19-07IHardi ODP The proposed setbacks prioritize buffering from existing residential properties to the south and east. The 381' Avenue setback preserves front yards and a residential character. With the above setback requirements, the buildable portion for each lot is shown on Page 2 of the ODP. The setbacks will result in a large side yard for the duplex at the corner of 38"' Avenue and Johnson Street, true front yards along W. 381h Avenue, and a large protected side setback along the east and south property lines. Single-family lot sizes range from approximately 3,100 square feet to 7,800 square feet. The lot schematic provided on Page 2 of the ODP shows a typical footprint of a single-family home and duplex on a lot with setbacks shown. The setbacks will limit the overall size of the duplexes and width of the single-family homes. Density and Unit Type— The proposed density is 7.81 units per acre (10 units over 1.28 acres), which is more than the current R-1 zoning which allows up to 3.5 units per acre, but far less than the maximum for Planned Developments, which is 21 units per acre. Given the frontage on W. 38"' Avenue, a minor arterial, it is appropriate for the density to serve as a transition between the busy roadway and the R-1 neighborhood to the south. The density is consistent with the neighborhood to the east which includes 5 duplexes (10 units) clustered around Iris Court. The applicant originally envisioned townhomes on the site, but modified the design based on feedback from the neighborhood meeting and in an effort to achieve compatibility with the existing neighborhoods Exhibit 5, Surrounding Land Uses. The proposed duplexes and single-family homes are an appropriate land use situated between existing duplexes to the north and east, single-family homes to the south, and commercially zoned property directly to the west across Johnson. If this ODP is approved, an SDP with more than 10 units could not be approved on this site. This ODP will limit this site to a maximum of 10 units, even if the developer changes in the future. Any increase in density or unit count would require a new rezoning application and review. Parking — The ODP states that all units shall have two -car garages, and the site as a whole shall include 38 on-site spaces (20 two -car garage spaces, 14 driveway spaces, and 4 additional on-site spaces) which is an average of 3.8 spaces per unit. On -street parking will be allowed on Johnson Street adjacent to the site providing an additional 2 spaces, such that the site fully complies with the standard residential requirement of 4 spaces per unit. Building height — Maximum building height is limited to 25 feet for duplexes, except the two end units which will be 30 feet. End units are slightly taller because of the topography of the site. Single-family homes will be limited to 28 feet tall. These are significantly lower than the City's standard 35 -foot height limit, effectively limiting the structures to two stories. Architecture — The ODP proposes enhanced facades along 38"' Avenue, Johnson Street, and the east fagade of the eastern duplex. No adjacent structures can have the same elevation. An aggregated minimum of 30% masonry is required on the front facades. Front doors of the duplexes will be oriented to 38"' Avenue. The City does not have architectural standards for single-family homes or duplexes, so this proposal exceeds the City's requirement. Open space — All lot landscaping shall conform to Section 26-502 of the Municipal Code. Each duplex and single-family lot is required to be 25% landscaped with 100% of the front yard (excluding driveways and sidewalks) landscaped. In addition an open space and drainage tract is being provided which dedicates approximately 11% of the site as additional open space land. Planning Commission Case No. WZ19-07IHardi ODP Code compliance — hi all other areas, the project is proposed to comply with the zoning code including lighting, fencing, streetscape design, and setback encroachments. Drainage The Engineering Division has no concerns with the Preliminary Drainage Plan & Letter. On-site detention will be provided to capture runoff from new impervious surfaces and to capture any historical runoff flows. An underground detention pond is proposed under the guest parking area at the west of the site. A full drainage report and final design will be required at the time of SDP application. Traffic Traffic from the proposed development is not anticipated to have an impact on traffic in the neighborhood. There are a small number of units and the two entrances will help disburse traffic. The amount of trips generated by this development is calculated by a standardized method that utilizes the Institute of Transportation Engineers (ITE) Trip Generation Manual to determine the number of trips based on a proposed land use and number of units. The amount of trips generated by this development would fall well below the requirement for any additional traffic studies or modifications to surrounding streets such as additional turn lanes or traffic signals. 7-8 vehicle trips are expected in the AM peak hour, and 9-10 vehicle trips are expected in the PM peak hour. This is far below the threshold for additional traffic analysis, which is 60 trips in the peak hour. W. 38"' Avenue is classified as a principal arterial, and average daily traffic counts on 38"' Avenue in this area range from 10,000 to 13,000. The trips added by this project will not affect the operations of W. 38"' Avenue. Separate from this project, the City has budgeted for improvements to the 381h and Kipling intersection in 2020, including an additional left turn lane. IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-303.D. The applicant also provided a response to the criteria (Exhibit 6, Applicant Letter). The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The proposed development is compatible in terms of land use and density with the surrounding land uses, and the investment contributes to a variety of housing types in the area. The zoning and new housing stock will likely add value to the area. The large setbacks, reduced building heights, and open space tract will help reduce impacts of the development and again promote compatibility. The proposed zoning complies with safety and access requirements of the fire district and Engineering Division standards. The project will not result in significant adverse effects on the surrounding area. The proposed single-family and duplex zoning arguably provides a more compatible land use for the area than alternatives allowed under the current R-1, as the majority of surrounding uses are already duplexes, and it provides a transition to the more intensive commercial uses to the west Ahibit 5, Surrounding Land Uses). Planning Commission Case No. WZ19-07IHardi ODP The development to the east on Iris Court is zoned Residential -Two A (R -2A) and consists of 10 units on approximately 1.5 acres. The proposed ODP consists of 10 units on approximately 1.28 acres, only slightly denser. While the proposed ODP is denser than the R-1 zoned single-family neighborhood to the south on W. 37ffi Avenue, denser development is typically located along arterials to serve as a transitional land use. The positioning of single family homes on the south side of promotes an even smoother transition. The site has been vacant for many years, and over the last decade has served as a construction staging area several times for nearby capital improvement projects. The proposed zoning and subsequent investment are an appropriate use and will not have an adverse effect. Staff concludes that this criterion has been met. 2. The development proposed on the subject property is not feasible under any other zone district, and would require an unreasonable number of variances or waivers and conditions. The current R-1 zoning would allow up to four single-family homes on the property when looking solely at the land area, but redevelopment of four lots under R-1 would be impossible without variances due to the size, shape, and topography of the site. It is likely that any development under R-1 would require variances or a PRD zoning to facilitate development. The applicant desires a mix of duplexes and single-family homes to be more compatible with the surrounding uses, which would not be possible under the R-1 zoning. Because the site is over one (1) acre, City Code does not allow it to be rezoned to a "straight zone district" such as R -2A or R-3 which could potentially accommodate the proposed type of development. Section 26-301.13.2 requires any application for a zone change for residential properties over one (1) acre in size to be to a planned development (PRD). Given the proposed use, the surrounding conditions, the requirement for a water quality tract, and the surrounding conditions, the PRD zoning is the most appropriate zone change option. It will also allow the applicant to commit to reduced building height and enhanced architecture and landscaping not normally required in other zone districts, including R-1, R-2, and R -2A. Staff concludes that this criterion has been met. 3. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. All of the service providers and utility districts have indicated that they have no concerns with the proposal and have indicated they can serve the property with improvements installed at the developer's expense. The development of the site will require upgrades to the sidewalks and curb ramp along the street frontages of the site. Exact requirements will be imposed at time of the SDP and subdivision plat review. Staff concludes that this criterion has been met. 4. The Planning Commission shall also find that at least one 1 of the following conditions exists: Planning Commission Case No. WZ19-07/Hardi ODP a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. Envision Wheat Ridge, the City's 2009 comprehensive plan, is organized around six key values, one of which is to "promote vibrant neighborhoods and an array of housing options." With single family homes, duplexes, and age -restricted facilities; the area already has a diversity of housing options. The proposed mix of duplexes and single-family homes on this site introduces a complementary option that reflects this key value of the comprehensive plan. Within Envision Wheat Ridge, the Structure Plan map provides high-level guidance for achieving the City's vision by designating development priorities and future land areas ( t 4, Comprehensive Plan). The "neighborhood" designation encompasses the 38ffi Avenue corridor east of Johnson Street. West of Johnson Street, it is designated as "mixed-use commercial" and "primary commercial corridor", plus "community commercial center" at the intersection of 38ffi Avenue and Kipling Street, which is only 350 feet from this site. The neighborhood area encourages improvement of underutilized properties, including small- scale residential redevelopment in areas with increasing incompatibility of uses. A large vacant property within a block of the Kipling corridor and intensive commercial uses is arguably incompatible and in need of investment. The proposed zone change is consistent with the neighborhood designation, and the project supports the City's stated goals of increasing options for homeownership and attracting a range of household types. It will also act as a transition from the higher -intensity Kipling corridor to the duplexes and single-family neighborhoods to the east and south of the site. Large swaths of the City currently designated as "neighborhood" contain duplexes or even denser development such as triplexes or small apartment complexes. This application is fully in compliance with the comprehensive plan by its proposed investment in a vacant site, by providing housing options, and by its compatibility with the adjacent neighborhoods. 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 finds no evidence of an error on the official zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The area has seen an increasing mix of housing types and densities, as well as additional commercial redevelopment. The investments and changes complement the diversity of land uses in the area and strengthen the residential and commercial markets. Multiple development sites are located within 1,000 feet of this location, including a duplex plat that was approved by Planning Commission Case No. WZ19-07/Hardi ODP City Council at 10191 W. 381' Avenue in 2019 and a site plan for a commercial building at 10040 W. 38"' Avenue that has been administratively approved. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. Staff finds no evidence of an unanticipated need. The proposed zone change responds directly to goals identified in the comprehensive plan. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate zone change support this request. VII. NEIGHBORHOOD MEETING & PUBLIC INPUT Pursuant to Section 26-109 of the Code of Laws, the applicant notified all property owners and residents within 600 feet of the site of the neighborhood meeting. Neighborhood meetings are required prior to submittal of an application for a zone change. The neighborhood input meeting was held on October 3, 2019. Eighteen (18) members of the public attended the meeting in addition to the applicant and staff. A full summary of the meeting is attached in Exhibit 7, Neighborhood Meering Notes. In response to comments made at the neighborhood meeting, the applicant reduced the total number of units by two (from 12 to 10) and changed the townhomes to duplexes to reduce impacts on the neighborhood. Public noticing is required prior to public hearings. If any comments are provided prior to the Planning Commission public hearing on February 6, they will be entered into the record and distributed to Commissioners at the public hearing. Comments collected on Wheat Ridge Speaks will also be reviewed by Planning Commissioners and entered into the public record. VIII. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Wheat Ridge Engineering Division: No concerns with the ODP. Access configuration is supported as is preliminary drainage. Wheat Ridge Economic Development: No comments at this time. West Metro Fire Protection District: No objections, can serve. Consolidated Mutual Water District: No objections, can serve. Westridge Sanitation District: No objections, can serve. Planning Commission Case No. WZ19-07IHardi ODP Xcel Energy: No objections, can serve. Century Link: No comments. Comcast: No comments. IX. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the proposed rezoning and Outline Development Plan are consistent with the zone change criteria. Because the requirements for an ODP have been met and the review criteria support the ODP, a recommendation for approval is given. X. SUGGESTED MOTIONS — ZONE CHANGE (ODP) Option A: "I move to recommend APPROVAL of Case No. WZ-19-07, a request for approval of a zone change from Residential -One (R-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for property located at 9800 W. 38'' Avenue, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The proposed zoning, density, and land use are consistent with the intent of a planned development, compatible with surrounding land uses, and will result in a high-quality development. 4. The infrastructure in the area can support the development. 5. The criteria used to evaluate a zone change support the request. Option B: "I move to recommend DENIAL of Case No. WZ-19-07, a request for approval of a zone change from Residential -One (R-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for property located at 9800 W. 38'' Avenue, for the following reasons: 1. 2. 3. ... Planning Commission Case No. WZ19-07/11ard& ODP EXHIBIT 1: AERIAL Geographic Informapon Systems ?44 / !« Legend p O Subled Propertyf. lMI is a , L drys f� 4" 1 I �.in. 1 ♦ uiM �, {1.� 38TH AVE aye 3 lis N ,- ti N L 0 L 1 — 1 =r :ll t Ad �i � _ 3N11 VE lr t Planning Commission 10 Case No. WZ19-07/Hmci ODP N Planning Commission 10 Case No. WZ19-07/Hmci ODP EXHIBIT 2: ZONING MAP Planning Commission 11 Case No. WZ19-07/Hmci ODP EXHIBIT 3: OUTLINE DEVELOPMENT PLAN Attached as an 11x17 document on the following page. Planning Commission 12 Case No. WZ19-07/11ard& ODP OWNER /DEVELOPER CONTACT:ARDALAN HARDI PHONE: (303) 912-4337 EMAIL: ARDALANH27@GMAIL.COM CIVIL ENGINEER LAUDICK & LAUDICK ENGINEERING 1150 DELAWARE ST., SUITE 104 DENVER, CO 80204 CONTACT: NATHAN LAUDICK, PE PHONE: (419) 203-5000 EMAIL: NATHAN@LAUDICKENG.COM SURVEYOR SURVEY 303, LLC CONTACT: CHRIS MCELVAIN, PLS 5368 LYNN DR. ARVADA, CO 80002 PHONE: (303) 514-3668 HARDI SUBDIVISION PLANNED RESIDENTIAL DEVELOPMENT AN OUTLINE DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE A PORTION OF THE NW 1/4 OF NW 1/4 OF SECTION 27, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO OWNERS CERTIFICATE ALLOWED USES: 1. INTENT: 1.1. THIS PLANNED RESIDENTIAL DEVELOPMENT DISTRICT (PRD) IS ESTABLISHED TO PROVIDE FOR A QUALITY RESIDENTIAL NEIGHBORHOOD, CONSISTING OF SINGLE FAMILY HOMES AND DUPLEXES THAT ARE COMPATIBLE WITH ADJACENT EXISTING RESIDENTIAL AND OPEN SPACE USES. 2. USES: 2.1. ALLOWED USES 2.1.1. SINGLE FAMILY DWELLING 2.1.2. DUPLEX DWELLINGS 2.1.3. OPEN SPACE 2.2. ACCESSORY USES 2.2.1. HOME OCCUPATION 2.2.2. HOUSEHOLD PETS 2.2.3. QUASI -PUBLIC AND PUBLIC UTILITY LINES, STORM DRAINAGE, SANITARY SEWER AND WATER SUPPLY FACILITIES DETACHED ACCESSORY STRUCTURES ARE NOT ALLOWED. RV AND BOAT STORAGE ARE NOT ALLOWED. HARDI SUBDIVISION PROPERTY DESCRIPTION - ZONING: A PARCEL OF LAND BEING A PORTION OF THE EAST 1/2 OF THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 27, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: BEARINGS ARE BASED ON THE NORTH LINE OF THE NORTHWEST 1/4 OF SECTION 27 BEING N 89039'35" E, CITY OF WHEAT RIDGE DATUM AND MONUMENTED AS FOLLOWS: -NORTHWEST CORNER OF SECTION 27, BEING A FOUND 3.25" ALUMINUM CAP IN RANGE BOX, PLS 29757, PER MON. REC. DATED 1-14-13, CITY OF WHEAT RIDGE DATUM CONTROL POINT NO. 15409. -NORTH 1/4 CORNER OF SECTION 27, BEING A FOUND 3.25" BRASS CAP IN RANGE BOX, PLS 13212, PER MON. REC. DATED 5-5-06, CITY OF WHEAT RIDGE DATUM CONTROL POINT NO. 15509. POINT OF COMMENCEMENT AT THE NORTHWEST CORNER OF SECTION 27; THENCE N 89039'35" E ALONG THE NORTH LINE OF THE NORTHWEST 1/4 OF SAID SECTION 27 A DISTANCE OF 662.91 FEET; THENCE S 00011'55" E A DISTANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF MEADOW HAVEN SUBDIVISION, A SUBDIVISION RECORDED AT RECEPTION NO. 86051870 AND THE POINT OF BEGINNING; THENCE S 00011'55" E ALONG THE WESTERLY LINE OF SAID MEADOW HAVEN SUBDIVISION AND THE EXTENSION THEREOF A DISTANCE OF 247.00 FEET TO A POINT ON THE NORTHERLY LINE OF WESTHAVEN SUBDIVISION, A SUBDIVISION RECORDED AT RECEPTION NO. 51495593; THENCE ALONG SAID NORTHERLY LINE OF WESTHAVEN SUBDIVISION THE FOLLOWING FOUR (4) COURSES: 1. N 84009'48" WA DISTANCE OF 40.12 FEET; 2. N 66049'07" WA DISTANCE OF 66.72 FEET; 3. N 70016'31" WA DISTANCE OF 166.12 FEET; 4. N 43014'39" WA DISTANCE OF 28.03 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF JOHNSON STREET; THENCE N 00012'32" W ALONG SAID EASTERLY RIGHT-OF-WAY LINE A DISTANCE OF 138.53 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF WEST 38TH AVENUE; THENCE N 89039'35" E ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE OF WEST 38TH AVENUE A DISTANCE OF 276.48 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL CONTAINS AN AREA OF 55,957 SQUARE FEET, OR 1.2846 ACRES MORE OR LESS. SEE SHEET 2 OF 2 FOR DEVELOPMENT STANDARDS SURVEYOR'S CERTIFICATE I, CHRISTOPHER H. MCELVAIN, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF HARDI SUBDIVISION WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. CHRISTOPHER H. MCELVAIN, PLS 36561, FOR AND ON BEHALF OF SURVEY303, LLC W 49th Ave MANSFIELD PTARMIGAN KIPLING _colvaos W 44th Ave W 44th Ave F R U I T D A L E KIPLING H EIGHTS a 0 M Cn A P P L E W O o D Lutheran Medical Center 8th Ave VILLAGES X _ 0 T 0 Q, cn co � `` a hW 35th Ave ra SITE �J VICINITY MAP CHARACTER OF NEIGHBORHOOD: THE PLANNED RESIDENTIAL DEVELOPMENT WILL ENHANCE AN UNDERUTILIZED INFILL SITE NEAR THE INTERSECTION OF 38TH AND KIPLING. THE DEVELOPMENT WILL PROMOTE PEDESTRIAN CONNECTIVITY AND INTERACTION WITH THE SURROUNDING COMMUNITIES AND COMMERCIAL CENTERS. IT WILL PROVIDE SINGLE-FAMILY DETACHED AND DUPLEX UNIT TYPES AND MEETS THE CITY OF WHEAT RIDGE CODE REQUIREMENTS OF SECTION 26-301C. THE PROPOSED DEVELOPMENT IS A TRANSITIONAL COMMUNITY DESIGNED TO ALLOW BUFFERING AND DENSITY TRANSITION FROM THE COMMERCIAL CENTER TO THE WEST AND THE DUPLEXES TO THE NORTH AND EAST TO THE LOWER DENSITY SINGLE FAMILY NEIGHBORHOOD TO THE SOUTH. THE NEIGHBORHOOD FEATURES A UNIQUE CHARACTER WITH A VARIETY OF ARCHITECTURAL DESIGNS WHILE INCLUDING A VARIETY OF MATERIALS THAT MEET WHEAT RIDGE'S ARCHITECTURAL GUIDELINES. MATERIALS AND COLOR PALETTES WILL BE DETERMINED IN THE SPECIFIC DEVELOPMENT PLAN. SINGLE-FAMILY UNITS WILL BE LIMITED TO TWO STORIES, AND THE DUPLEXES WILL BE A MIX OF RANCH AND TWO-STORY WITH BASEMENTS. THE COMMUNITY WILL FEATURE ENTRY SIGNAGE WITH TREES AND LANDSCAPING. THE PEDESTRIAN FRIENDLY NEIGHBORHOOD ALLOWS CONVENIENT ACCESS TO BUS ROUTES ON W 38TH AVE. EACH UNIT WILL HAVE A TWO CAR GARAGE, ACCESS TO ON-SITE PARKING, AND ON STREET PARKING WILL BE PROVIDED ON JOHNSON ST. SHARED VISITOR PARKING WILL ALSO BE PROVIDED ON SITE. ODP NOTE: THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. DRAINAGE CONSIDERATIONS: PER CITY OF WHEAT RIDGE SITE DRAINAGE REQUIREMENTS, WATER QUALITY FEATURES MAY BE LOCATED THROUGHOUT THE SITE, AND A DETENTION FACILITY IS PROPOSED TO BE LOCATED IN THE SOUTHWEST CORNER OF THE PROPERTY. A FINAL DRAINAGE REPORT, DESIGN, AND EASEMENT SHALL BE PROVIDED WITH THE SUBDIVISION PLAT. THE HOA WILL BE RESPONSIBLE FOR MAINTENANCE. FLOOD PLAIN PROPERTY LIES OUTSIDE OF THE 100 -YEAR FLOOD PLAIN. PHASING: THIS PROJECT IS ANTICIPATED TO HAVE ONLY ONE PHASE, HOWEVER FUTURE PHASING, IF REQUIRED, WILL NOT REQUIRE AMENDMENT TO THIS PLAN. CASE HISTORY: CASE #: WZ-18-09 CASE #: WZ-19-07 UTILITY NOTIFICATION CENTER lift lift MMI FOR MARKING OF UNDERGROUND MEMBER UTILITIES. L&L ENGINEERING ASSUMES NO RESPONSIBILITY FOR UTILITY LOCATIONS. THE UTILITIES SHOWN ON THIS DRAWING HAVE BEEN PLOTTED FROM THE BEST AVAILABLE INFORMATION. IT IS, HOWEVER, THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF A REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. ARDALAN HARDI, PRESIDENT - A&K INVESTMENTS STATE OF COLORADO COUNTY OF JEFFERSON THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , A.D. 20 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: NOTARY PUBLIC CITY CERTIFICATION APPROVED THIS DAY OF , A.D. 20 BY WHEAT RIDGE CITY COUNCIL. ATTEST CITY CLERK DIRECTOR OF COMMUNITY DEVELOPMENT MAYOR PLANNING COMMISSION CERTIFICATION RECOMMENDED FOR APPROVAL THIS DAY OF , A.D. 20 BY WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON COUNTY CLERK AND RECORDERS CERTIFICATE STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT O'CLOCK M. ON THE DAY OF , 20 A.D. IN BOOK , PAGE , RECEPTION NO. JEFFERSON COUNTY CLERK AND RECORDER BY: DEPUTY SHEET INDEX Sheet Number Sheet Title 01 COVER SHEET 02 PRELIMINARY SITE PLAN PROJECT LAND USE TABLE USE ACRES % MAXIMUM DWELLING UNITS: 10 OPEN SPACE/DRAINAGE TRACTS ± 0.14 11.01 SHARED PARKING AND DRIVE ± 0.26 20.42 PRIVATE LOTS ± 0.8729 68.57 TOTAL PROJECT SIZE (NET) ± 1.2729 100 5 O U b LU z LU � U U_ p 0 QCa0 Jo�U };zc;z� CU = 0 �a;z U Z�z0 C W r COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001 - COVER SHEET.dwg COVER SHEET M M O O co U Z Ld C� O � Q LIJ D � o � > � Q Q z z D 00 "' J Q Q o o 0 � 2 � Q B B 18-001 r COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001 - COVER SHEET.dwg COVER SHEET M V Q 0 a a U) M N 0 N 0 N 0 0 z Q J d w a O 0 o oo0 O 0) .Q Y od oo M 0 0 ca ca 0 u OJ 0 d OJ i a HARDI SUBDIVISION PLANNED RESIDENTIAL DEVELOPMENT AN OUTLINE DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE A PORTION OF THE NW 1/4 OF NW 1/4 OF SECTION 27, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO R-2 UTILITY NOTIFICATION CENTER T Promisecom0N FOR MARKING OF UNDERGROUND MEMBER UTILITIES. L&L ENGINEERING ASSUMES NO RESPONSIBILITY FOR UTILITY LOCATIONS. THE UTILITIES SHOWN ON THIS DRAWING HAVE BEEN PLOTTED FROM THE BEST AVAILABLE INFORMATION. IT IS, HOWEVER, THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. W E 20 0 10 20 40 ORIGINAL SCALE: 1 "= 20' HORIZ. x o DEVELOPMENT STANDARDS: S Z C) W. 38th AVENUE M_ _ _ _ - - - - - - - - - - 1. USE AREAS: -� a. THE PROJECT AREA SHALL BE UTILIZED FOR DUPLEX AND SINGLE FAMILY HOMES. M Public Right -of -Way ares (Paved) ,. bliRihtf ViPd) EXISTING 38TH AVE CD CURB AND GUTTER 2. SINGLE FAMILY MAXIMUM HEIGHT: 28 FEET W/ ATTACHED SIDEWALK 1 _ _ 3. DUPLEX MAXIMUM HEIGHT -------- 3.1. DUP 5&DUP 10: 30 FEET _ -_ • • .a ..• • •; :• j :• • : 3.2. DUP 6 DUP 9: 25 FEET �\ I0,I r 409.85'- aa_ aa_ aa_ aa_ - - - - - - I I 4. PROJECT MAXIMUM DENSITY: 10 UNITS d 1 >,h • 26.93 45.16 44.83 45.17 44.83 24.58 33.49 I I 0 5. MINIMUM SETBACKS (MEASURED TO FOUNDATION) I I EXISTING ROW 33.5' f I I a. 38TH AVE SETBACK = 20' °d I b. SINGLE FAMILY SIDE SETBACK = 7.5'OR 20' FROM PROJECT BOUNDARY C. SINGLE FAMILY REAR SETBACK = 20'FROM PROJECT BOUNDARY, 5 FROM DRAINAGE TRACT PROPOSED ROW 25, d. DUPLEX SIDE SETBACK = 3' TO GARAGE, 15' TO RESIDENCE e. SETBACK AT SHARED DUPLEX WALL = 0' 1.5' ROW DEDICATION z f. DUPLEX REAR/ALLEY SETBACK = 0' W 1 N I �-n g. SINGLE FAMILY ALLEY SETBACK = 0 I 69 DUP: 9 in DUP: 8 DUP: 7 M 3394.61 SQ FT � IN 3429.74 SQ FT 3419.61 SQ FT � IN 0.08 ACRES ll�_. 0.08 ACRES ti 0.08 ACRES F_ 44.53' 45.46' W N C:1 I PCD ATTACHEDI 14.20' 12.26' 50.00' A � SIDEWALK I . A 0 1 2 3 4 M rn rn CONCEPTUAL UNDERGROUND r DETENTION & WATER QUALITY ao�, 7.5' I 36.00' ti N LO DUP:6 EO DUP:5 3454.60 SQ FT IP 1819.34 SQ FT 0.08 ACRES `r° 0.04 ACRES i 1 44.53' 45.46' ALLEY: 11 11178.95 SQ FT 0.26 ACRES 50.00' 50.00' 6.97' 11.46' PROPOSED 51.5' ROW \ OPEN SPACE - DRAINAGE: 12 I Ih. O �I MINIMUM BUILDING SEPARATION = 15' 10 1 a DUP: 10 LO 6 • 2769.13 SQ FT ti 1 r 0.14 ACRES M 0.06 ACRES _ UO In Li I o 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. I �1 cn I I .• 0.07 ACRES f15'� •� �I z •� 15' -0 I I � , x � I ���. • • . ""00• • . JL 6. PARKING 3983.27 SQ FT7.5' 7.5 0.09 ACRES 15 (D � o0 � > a. OFF-STREET PARKING: ALL HOMES SHALL HAVE TWO -CAR GARAGES. � a Q U) � b. TOTAL PROJECT PARKING COUNT IS 38 SPACES. 20 TWO CAR GARAGE SPACES, 14 I I t o I 37.07' C I PROPOSED I DRIVEWAY SPACES, AND 4 ONSITE PARKING SPACES. N 0 \ JOHNSON ST. Q 5.1 VISITOR PARKING: I \ WIDENING y `, Q B B 18-001 a. PROJECT TO PROVIDE A MINIMUM OF 4 ON SITE PARKING SPACES IN ADDITION TO PROPOSEDI MJOHNSON DRIVEWAY PARKING. ST.CURB r ANDGUTTER b. OFF STREET PARKING SPACES (2) CREATED ON JOHNSON STREET. W/ 5' 7. I 69 DUP: 9 in DUP: 8 DUP: 7 M 3394.61 SQ FT � IN 3429.74 SQ FT 3419.61 SQ FT � IN 0.08 ACRES ll�_. 0.08 ACRES ti 0.08 ACRES F_ 44.53' 45.46' W N C:1 I PCD ATTACHEDI 14.20' 12.26' 50.00' A � SIDEWALK I . A 0 1 2 3 4 M rn rn CONCEPTUAL UNDERGROUND r DETENTION & WATER QUALITY ao�, 7.5' I 36.00' ti N LO DUP:6 EO DUP:5 3454.60 SQ FT IP 1819.34 SQ FT 0.08 ACRES `r° 0.04 ACRES i 1 44.53' 45.46' ALLEY: 11 11178.95 SQ FT 0.26 ACRES 50.00' 50.00' 6.97' 11.46' PROPOSED 51.5' ROW \ OPEN SPACE - DRAINAGE: 12 I Ih. O °' CD MINIMUM BUILDING SEPARATION = 15' DED. O V 6177.86 SQ FT SF: 1 i. MINIMUM GARAGE SEPARATION FOR DUPLEXES = 6' 6 > a � 1 r 0.14 ACRES 3086.10 SQ FT _ UO In Z 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. C: • ` I s • • 0.07 ACRES f15'� SF . 2 c6 6' VERTICAL CURB -0 EXISTING 50' ROW EXISTING I ���. • • . ""00• • . JL 6. PARKING 3983.27 SQ FT7.5' 7.5 0.09 ACRES 15 (D � o0 � � eocE of � � PAVEMENT I I I ALLEY I - F-1-1 1 I J 7.5 SETBACK < 7.5' SETBACK I R-1 Lot 12, Block 1, Westhaven 38TH AVE I I-- GARAGE I m c Q ao J n Z Q U I i W I w W J I Z w I 3' GARAGE Fn R I SETBACK I �Q I I I 15' RESIDENdE Ica�0�Q• SETBACK I C SINGLE FAMILY LOT SCHEMATIC NOTE: SINGLE FAMILY LOT 1 WILL HAVE NO DRIVEWAY PARKING DUE TO LOT CONSTRAINTS WALK I ass J I I or,: .5 4918.16 SQ FT 7.5'-f 0.11 ACRES -P-- 7.5' S3 .191 �I i i PROJECT BOUNDARY GARAGE t I _ 3' GARAGE V I W GARAGE SETBACK Z z I W W � o I CD Cn Wyy W IL WW v 01-a v o � I 1 L - ALLEY DUPLEX LOT SCHEMATIC NOTE: DUPLEX LOT 5 & 10 WILL HAVE NO DRIVEWAY PARKING AND UTILIZE A TUCK UNDER GARAGE DUE TO LOT CONSTRAINTS R-1 Lot 11, Block 1, Westhaven 17.30' 1 70- 20' MIN (TYP) SF:4 7820.16 SQ FT 0.18 ACRES 28x2\ 36.25' R-1 40.12 Lot 10 rn N M ao 0) M 0 0 N QO 0 L6 R -2A o Q / EXISTING PROPOSED J / RIGHT-OF-WAY/ BOUNDARY LOT LINE - - - - --- -- - -- -- BUILDING ENVELOPE R-1 51'6° ROW 22'-6' 24'-6' t I LW' 36'-0'f FL -FL ,�, 5'-6' 1 Lot 9-B 17'-0' f 2'-6° 5'-0' 2' 9 0 UTIUTy 3 2 -6 f 5 2f -6 15 0-010t 11 1-0108 1-010 L ATTACHEDSIDEWALK ZONE ATTACHED THRU LANE PARKING SIDEWALK 2 z 3 TYPICAL JOHNSON STREET SECTION NTS SECTION A -A U) Ih. O ROW MINIMUM BUILDING SEPARATION = 15' DED. O V 1 '� i. MINIMUM GARAGE SEPARATION FOR DUPLEXES = 6' > a � E j. BUILDING SETBACK ENCROACHMENTS ARE PERMITTED IN CONFORMANCE WITH SECTION O _ UO In Z 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. C: 0.) z F CUz�z0 W 6' VERTICAL CURB -0 AND GUTTER 6. PARKING D (D PER SOILS ENGINEER � > a. OFF-STREET PARKING: ALL HOMES SHALL HAVE TWO -CAR GARAGES. � a Q U) � b. TOTAL PROJECT PARKING COUNT IS 38 SPACES. 20 TWO CAR GARAGE SPACES, 14 z C 00 "' DRIVEWAY SPACES, AND 4 ONSITE PARKING SPACES. � 0 Q Q 5.1 VISITOR PARKING: 2 � Q B B 18-001 a. PROJECT TO PROVIDE A MINIMUM OF 4 ON SITE PARKING SPACES IN ADDITION TO DRIVEWAY PARKING. b. OFF STREET PARKING SPACES (2) CREATED ON JOHNSON STREET. 7. LANDSCAPING: R -2A a. THE OPEN SPACE TRACT SHALL REMAIN LANDSCAPED AND AVAILABLE FOR USE OF ALL RESIDENCES. b. ALL LOT LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 LANDSCAPING REQUIREMENTS OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 8. EXTERIOR LIGHTING: ALL LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 EXTERIOR _ - - - - - LIGHTING OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 9. SIGNAGE: ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII SIGN CODE OF THE CITY OF WHEAT RIDGE CODE OF LAWS, EXCEPT AS FOLLOWS FOR FREESTANDING SUBDIVISION SIGN. a. MAXIMUM NUMBER: 1 b. MAXIMUM SIGN AREA: 36 S.F. C. MINIMUM SETBACK: 0' (SHALL NOT INTERFERE WITH SIGHT DISTANCE TRIANGLE) c d. MAXIMUM HEIGHT: 5' CU R 10. FENCING: ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 FENCING OF THE CITY o -2A OF WHEAT RIDGE CODE OF LAWS. CU \ a) 11. ARCHITECTURAL AND STREETSCAPE DESIGN -- a. STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE STREETSCAPE DESIGN C0 _ MANUAL. 4 b. SINGLE FAMILY AND DUPLEX ARCHITECTURE: J b.a. FACADES FACING 38TH AVE. & JOHNSON ST. PUBLIC R.O.W. AND THE EAST FACADE OF DUPLEX LOT 5 SHALL UTILIZE THE SAME ARCHITECTURAL TREATMENTS AS FRONT FACADES. / b.b. NO TWO ADJACENT STRUCTURES SHALL UTILIZE THE SAME ARCHITECTURALLY DETAILED ELEVATION. b.c. AN AGGREGATED MINIMUM OF 30% MASONRY OF BRICK, BRICK VENEER, STUCCO, U) STONE, STONE VENEER, SYNTHETIC STONE, OR OTHER APPROVED MASONRY a� MATERIALS SHALL BE APPLIED ON FRONT ELEVATIONS AND SIDES FACING PUBLIC / ROWS OR OPEN SPACE. / b.d. FRONT DOORS SHOULD BE ORIENTED TOWARDS THE 38TH AVE PUBLIC RIGHT-OF-WAY. 3 O ° CU LEGEND a) R -2A o Q / EXISTING PROPOSED J / RIGHT-OF-WAY/ BOUNDARY LOT LINE - - - - --- -- - -- -- BUILDING ENVELOPE R-1 51'6° ROW 22'-6' 24'-6' t I LW' 36'-0'f FL -FL ,�, 5'-6' 1 Lot 9-B 17'-0' f 2'-6° 5'-0' 2' 9 0 UTIUTy 3 2 -6 f 5 2f -6 15 0-010t 11 1-0108 1-010 L ATTACHEDSIDEWALK ZONE ATTACHED THRU LANE PARKING SIDEWALK 2 z 3 TYPICAL JOHNSON STREET SECTION NTS SECTION A -A IIR COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL 01/06/20 - 4TH ODP SUBMITTAL ■ DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001- ODP SITE PLAN-10-HARDI.dwg PRELIMINARY SITE PLAN 02 OF 02 1"=20' 1.5' O ROW W DED. LU z LU � U a U_ p E a C) O J C) };zU?z� F.0 . ,° Z _C_co> C: 0.) z F CUz�z0 W 6' VERTICAL CURB LU AND GUTTER PAVEMENT SECTION D � PER SOILS ENGINEER � > IIR COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL 01/06/20 - 4TH ODP SUBMITTAL ■ DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001- ODP SITE PLAN-10-HARDI.dwg PRELIMINARY SITE PLAN 02 OF 02 1"=20' 5 O O O U C� LU z LU � U U_ p E a C) O J C) };zU?z� � _C_co> C: 0.) z F CUz�z0 IIR COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL 01/06/20 - 4TH ODP SUBMITTAL ■ DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001- ODP SITE PLAN-10-HARDI.dwg PRELIMINARY SITE PLAN 02 OF 02 1"=20' M co O O U Z LU CD O U)> Q LU D � o � > � a Q U) � s z D 00 "' J � � Q Q o C:) 0 � 2 � Q B B 18-001 IIR COPYRIGHT 2019 This document is an instrument of service, and as such remains the property of the Engineer. Permission for use of this document is limited and can be extended only by written agreement with L&L Engineering, LLC. REVISION: 11/22/19 - 2ND ODP SUBMITTAL 12/19/19 - 3RD ODP SUBMITTAL 01/06/20 - 4TH ODP SUBMITTAL ■ DATE: 10/21/2019 DRAWN BY: NAL CHECKED BY: NAL 8001- ODP SITE PLAN-10-HARDI.dwg PRELIMINARY SITE PLAN 02 OF 02 1"=20' EXHIBIT 4: COMPREHENSIVE PLAN The following is an excerptfrom the Structure Map witlun the Comprehensve Plan. Neighborhoods � noR NPrimary Commercial Corridor No ■Mixed -Use Commercial al Community Commercial Center Subject Property Plmming Commsssion 14 C eNo. HT19 071HaNiODP Shell �. 0 Conoco Commercial SF Duplex 2 SF Duplex SF Dupli ^t :am nae93W3B`t1Ana .. _ Duplexes Duplex Vnorleamye . Duplex SF cote rU ° a Commercial S/q9�e 1 Family Duplex Duplex v Duplex r R° :. ASF .. SF SF W3hngF SF SF SF _ SF r..�.a tlLilam EXHIBIT 6: APPLICANT LETTER ODP Application Request Hardi Subdivision Project Description: The Planned Residential Development will enhance an underutilized infill site near the intersection of 38th and Kipling. The development will promote pedestrian connectivity and interaction with the surrounding communities and commercial centers. It will provide a variety of unit types, including single family homes and duplexes, and meets the City of Wheat Ridge Code requirements of Section 26-301C. The proposed development is a transitional community designed to allow buffering and density transition from the commercial center to the west and the duplexes to the north and east. The neighborhood features a unique character with a variety of architectural designs. Homes will feature traditional architectural design while including a variety of materials that meet Wheat Ridge's architectural guidelines. The development features a communal landscaped open space allowing residents to enjoy the natural beauty of the area, which creates community synergy. Materials and color palettes will be predetermined in the Specific Development Plan to affirm consistent streetscapes. The community will feature entry signage with trees and landscaping. The pedestrian friendly neighborhood allows convenient access to bus routes on W 38th Ave Criteria for Review: ■ ■ ■■1111■■ ■ ■ loll loll■■ ■ ■■ ■ ■■ ■ ■■fi ■■■111 loll. loll ■■■ ■11111 ■ ■■ ■ ■■ ■ ■■fi■ ■■• ■ 1111■■ ■■■fi 111 ■ ■III■Illli ■■ ■. ■■ ■■ ■11111 ■■ ■ ■■ ■■■. 111■ ■ ■■ ■ . ■■■111■■ ■■ ■ loll■• ■■ ■ ■■■m ■ ■■■ ■ m ■■ m■nnm ■■. ■ ■■■ ■ ■ loll . n1 r. ■■. ■ ■■r. ■■olio ■■ ■■ ■■■■■■■111 ■■■ ■■ ■■ ■■ 111■ ■■ ■ ■ ■111■ ■ ■■. ■■. filll■■ ■ ■ ■■■ ■■ ■ ■. ■■■■1[. ■ ■. ■ loss ■,in ■ [: ■■ Ilii■ 111■ ■ 111 C. one ■■ ■■■ 111 Mums ■ ■■ . ■ ■ ■ ■■ ■■. ■■ ■[: ■■ 1111th ■ ■fi■ ■ ■ ■ FFMh ■■■ til ■ ifil ■ Etlir ■■. ■■■f it ■ 111 ■ ■■1111 [11 ■ th ■ Off] tO ■■ ■■ th ■ ■ 1111■■■. ■■ 111 ■ ■ 1]■1111■■ 111111 ■■ 1111 11Eth ■ ■■. fi1111111 11112111303. ■A 00111■■ ■ ■ ch 1111■■ 1111■■1111 111111 ■■111 ■ ■■ 1111■ 111111■ 111■ th ■ ■ ■■■ ■ 111 ■ ■■111 ■ ■■ ■ 11 [Eh Dth ■ fi■ 1111 ■ hl]Et ' 1 ■■ c1111 ■ ■ 1111■111■ ■111■ 111]■111■ 1111EbtFFFF111 ■■. ■■IG U1111 ■■. Eth[Ir ctE111 1111■ ■■■. ■■11 ifil If ■111■■ 11ir thil ■ ■■ 111 []rill] 111 ■ ■■ ■ ■ 1111 ■ r1br11Dtf111 ■■• c1111 ■ ■ 111■ ■■ ■ ■■■. ■ h1fh11r . ■■■fi■ [IrIlEbt Iii■ 11111f[EY] ■■ ■■ ■■■ 1111■ cDt111111r1fE1 c. ' ■■1111 111bh11r1bt11r 111 ■ ■ ■■ h1111 ■ ■ ■. [Ir If 1bc11rr1f11t11 111bh OdI1111111thEt fi If 111 ■ ■■■11 111 ■ ■■ ■ ■■ ■■ 1111■ rDd11EE11f1111 ■■ ■■ ■ ■ 1111 Or ■ r 1b 000111■ th ■ ch 000111■ ch ■ [bt If ■■ ■ ■ ■■ ' ■ ■ ■ ■. 111111111111thil . ■■■111■■ 11Et If ■ ■ 1111 111 111. If Il ■ c1111 ■ 11rc1fDc11Et11r 1][Eh thil SlirliEtEl2thil ■■■ M111111EDSt[Ir ' ■■111 ■. 111111■ ■■. M1111 ■ ■ C11r1111St11r111bEE11111 ■■ R1d1111 RDcr11Et1f11 CIA[IrIlEtc. cr11Et1111 ■ 1111■IG TIFIrIlEt 111r ■ 11Dd111tr1f11 loll■. If . 000111■■ ■■ th Et t 0000 ■. EE]Et ■■■ 11Dth ■ 11111i ■■ ■■ ■■filll■ ■ ■ 1111■■■. ■■■11111■ If ■■ ■■■■ ■ If ■ . ■ ■ ■ ■■[: ■ 111r ■ c1111 ■ ■■lis 1111■. thEt 111111 ■■ ■■ r. m■ ■. Et thil tiol ■ []Dthil ■. ■■ m■ 1111thil CfEi ■■■ hl]Et - r. ■■ c1111 ■ ■ ■■■■1■ ■m■ ■ ■ ■■■■n ■ r11EE11111 If 11Nr11EE111r ■ ■ t ■■■ ■. EE]Et 1111■ ■■A ■ mn■ ■ ■■ 11011 ■ ■ 1111■■ ■ W ■ Planning Commission 16 Case No. WZ19-07/11ard& ODP 1111E®11 QItlmct®il. Thil1111 1111® 11®1111 111[Dct 11tlihill][][] 11ir 0000❑ ®11®11 1111d 111®1111ID1111® Ohl] m1111111 ®11 1111QR11111111c11 ®11111111d 11111111®11h111t1bh h®h 1111®11 ® 1111®11 1111® til 11111M 117 11 111 1111th11© dl]® 111111d11 Tho 11 ®1111®1111111111®11 ® 11®11 11d111®11 11 000 tr111111m 11m 11t 11 h[Ihllr roil th1111 Eth[Ir 11111111®11m11hCdh ® 1111rE[bt 1111c11111111 1111th❑ 11®11 1'1111® m11tilth11 RTD 111111 ®11. Zone Change Justifications: A zone change is needed to that this underutilized infill site can be a medium density development for the owners to take advantage of all the nearby amenities without needing to use their cars. The present and future affect will be good on the nearby communities as this new development will bring young educated professionals and families into the area to help support the commercial and residential communities. The project will be serviced by public facilities and services including fire, police, roadways, parks, schools, etc. There will be added load to the water and sanitation facilities, but there is adequate capacity for the project. Stormwater will be detained and treated to match or improve upon existing discharge rates. This project will be accessed from either 38th Ave or Johnson St. It is projected the project will add approximately 1% contribution to traffic counts on 38th Ave. Because of the dedicated turn lane on 38th Ave, no turn restrictions from Johnson or 38th Ave are predicted to be needed at this time. Sincerely, Ardalan and Kim Hardi Planning Commission 17 Case No. WZ-19-07/11ard& ODP EXHIBIT 7: NEIGHBORHOOD MEETING NEIGHBORHOOD MEETING NOTES Meeting Date: Attending Staff: Location of Meeting: Property Address: Property Owner(s): Property Owner(s) Present? Applicant: Applicant Present? Existing Zoning: Existing Comp. Plan: October 3, 2019 Stephanie Stevens, Senior Planner Scott Cutler, Planner II City of Wheat Ridge City Hall — Council Chambers 9800 W. 30' Avenue Ardalan Hardi Kim Orttel Hardi Yes Ardalan Hardi & Kim Hardi, Christine Simcox Yes Residential -One (R-1) Neighborhood; Community Commercial Center Existing Site Conditions: The property is located at the southeast corner of W. 38'' Avenue and Johnson Street and is currently vacant land. There is only one parcel that makes up the property. According to the Jefferson County Assessor's Office, it measures 55,957 square feet (1.285 acres) and is unplatted. The southern boundary of the property, which is angled from the southeast to the northwest, currently contains a drainageway that empties into Lena Gulch via an inlet on the City -owned property west of Johnson. The site has roughly 20 feet of fall from the front of the property to the rear, sloping from the northeast to the southwest. The property is currently zoned Residential -One (R-1). Surrounding properties include a variety of land uses. Immediately to the west across Johnson Street is a vacant parcel zoned PCD, owned by the City of Wheat Ridge. Beyond that parcel is a property zoned C-1, containing the Appleridge Cafe. Tc the southwest is the City of Wheat Ridge's Discovery Park. On the other side of Kipling Street is the recently developed Kipling Ridge development that includes Sprouts and Starbucks. To the east is the Meadow Haven Subdivision, zoned R -2A, consisting of single family and duplex residences. To the south are properties zoned R-1 containing single family homes. To the north, across W. 38th Avenue, are properties zoned R-2. Planning Commission 18 Case No. WZ19-07/11ard& ODP A land use application was put forth last year to rezone this site from R-1 to Planned Residential Development (PRD) to allow for duplexes (16 units total) with smaller setbacks. The case was ultimately denied at a City Council hearing in July of 2018. Applicant/Owner Preliminary Proposal: The applicant would like to rezone the property to Planned Residential Development (PRD) to allow for 4 single-family homes and 8 townhome units. The applicant has owned the property since 2018. The site plan presented showed the 8 townhome units in one building along W. 38"' Avenue. A private drive connecting to 38"' Avenue on the east side would allow access to all units. The 4 -single family homes would be on the south side of the drive, with backyards acting as a buffer to the south. Each unit would contain a 2 -car garage, and the single-family homes would have driveways for additional parking. A parking lot was also provided on-site for additional parking, in response to previous concerns about parking in this area No connection would be made to Johnson Street. The single- family homes would be 2 stories, and the townhomes would be 2 stories on the 38"' Avenue side, and 3 stories on the private drive side to allow for tuck -under garages. The following is a summary of the neighborhood meeting: • In addition to the applicant and staff, approximately 18 members of the public attended the neighborhood meeting, per the sign -in sheet. • Staff discussed the site and its zoning. • The applicant and members of the public were informed of the process for a Planned Development. • The members of the public were informed of their opportunity to make comments during the process and at the public hearings. • Meeting attendees were able to provide comments on the proposal. The following comments were made regarding the PD request and proposed development: • How were parking issues resolved from the previous proposal? The application is different because there are fewer units (now 12) and a parking lot was added on the west side of the project to account for additional parking needs. Each unit will have a two car garage and the single-family homes also have driveways for additional parking. The applicant and ownership is also different from the 2018 proposal. • How tall will the units be? The single-family homes will be 2 stories; basements may or may not be included. The townhomes will be 2 stories as viewed from 38`h Avenue, with tuck -under garages facing the internal street/alley so from that southern side they will appear as 3 stories. • Where will water detention be? The property slopes to the west side and an underground water detention facility is proposed under the parking lot. The existing flow of the drainage will collect in the facility under the parking lot. • What is the sale price of the units? Not sure at this time because it depends on building costs and the economy. Possibly 450-500k but unsure due to multiple factors. • Will the units be owner -occupied? Planning Commission 19 Case No. WZ19-07/Hardi ODP Opportunities for owner -occupancy is the goal, and each unit will be for -sale from the start. The applicant stated they intend to own the single-family home in the southeast corner as a way to downsize from their current home at 34`h Place and Kipling. • How long have you lived in the area? The applicant has lived at 34`h Place and Kipling since 2002, and their kids went to Wheat Ridge High School. • How large will the units be? The single-family homes will be 1,500 to 1,800 square feet, closer to 1,800. • Is the property under contract? The applicant already owns the property. • What are the proposed setbacks from 38"' Avenue for the townhomes? Setbacks are currently shown at 15 to 20 feet, and may be refined through the application process. The PRD zoning allows for negotiation from the standard setbacks. Due to the slope of the site, some units will be closer to 15 feet and others will be set back 20 feet. Staff noted each zone district has different setbacks. • There were concerns about snow and ice on 381' Avenue that would be amplified by additional development in the area. • There was a positive comment regarding the lack of an entrance onto Johnson Street. • Why can't the property stay R-1? Staff explained that a Planned Residential Development may still be necessary even when developing under the R-1 density allowances due to the topography of the site, wedge shape, access issues. PRDs also allow for cohesive development standards, including architectural and open space, that straight zone districts like R-1 do not guarantee. • Further comments were made about developing under R-1 or rezoning to R-2. Concerns were raised about the compatibility of the site with the surrounding neighborhood. • Why don't the townhomes have green space? Could they be broken up so there is more green space between the units or in the front yards? There are tradeoffs because larger spaces between the units may require the elimination of additional parking, which was also raised as a previous concern. The applicant stated their goal was to develop 12 units on the site at about 9 units to the acre. They liked the idea of enhanced open space and discussed their ideas for enhanced landscaping along 3e Avenue. • Concerns were raised about the "domino effect" of zone changes. • The applicant stated that the property has a history of code enforcement issues and is currently a vacant lot. They believe developing it will improve the value of the corridor and neighborhood and will contribute positively to property values. • Does the PRD circumvent the R-1 zoning and density? The applicant did not believe so; their intent is to provide a high quality development, not circumvent zoning. • It was acknowledged that the current plan is better than the previous proposal but there will still concerns about the effect of the PRD zoning. R-2 zoning was brought up again. • Could the north side become 3 single-family homes instead, not townhomes? Or possibly duplexes? The applicant did not think the project would work financially, and expressed skepticism of the marketability of single-family homes right along 3e Avenue a block away from commercial. Staff also noted that a proposal of 6 single-family homes (3 along 38`h, 3 along alley) would still require rezoning to PRD. • Concerns were raised about the PRD zoning and established development standards. • Private space should be provided for the townhome residents. Planning Commission 20 Case No. WZ19-07/Hardi ODP • People pay a premium to live in R-1 zoning, and this proposal would change that and is detrimental to the neighborhood because of increased density. Covenants should be enforced. The applicant stated that they think this development would have a positive impact on surrounding property values. • There were objections to the wall of townhomes along 38ffi. Staff was thanked for facilitating the meeting and acting as a mediator, and the applicant's ambition was acknowledged. • There were comments about other townhome and apartment developments in Wheat Ridge. • Single-family is still viable in the area. Look at the new developments on 381'/Parfet (a reference to the Fireside at Applewood PRD at 38ffi/Tabor). The applicant noted that that site is very different from this site, which is a block from the busy commercial Kipling corridor. They believe it is a good transition from the duplexes to the east to the commercial areas to the west which is intensive commercial. The area is changing. • There is a park nearby which means that the area isn't completely commercial. The applicant disagreed and said the area is predominately commercial, and that the park is an amenity to this development. The only single-family nearby is to the south and east. • A comment was made about how single-family homes can be compatible along 381' Avenue with good design, such as incorporating trees and walls to mitigate noise. • A comment was made about the 381' Avenue corridor and the 4 lane vs. 2 lane debate. Prior to the neighborhood meeting, staff received 2 comments from others in the area regarding the proposal: 1 phone calls and 1 letter. Should this proposal become a land use case, all written statements will be included in the case file, along with this meeting summary. Planning Commission 21 Case No. WZ19-07/Hardi ODP ♦�4le 1W Ir Wh6atRiLd e g CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission MEETING DATE: February 6, 2020 CASE MANAGER: Scott Cutler CASE NO. & NAME: WZ-19-05 & WA -19-05 / S&S Plumbing ACTION REQUESTED: Approval of a Specific Development Plan (SDP) and Variance on property zoned Planned Commercial Development (PCD) for the construction of a 7,000 square foot office/warehouse building. LOCATION OF REQUEST: 12060 W. 52nd Avenue APPLICANT (S): OWNER (S): APPROXIMATE AREA: Matt Ward (Real E Solutions, LLC) Jim Shipton (Point Consulting, LLC) Alice & Scott Hinkle (S&S Plumbing) 23,498 square feet (0.54 acres) PRESENT ZONING: Planned Commercial Development (PCD) COMPREHENSIVE PLAN: Mixed -Use Employment ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) (X) ZONING ORDINANCE (X) Location Map COMPREHENSIVE PLAN DIGITAL PRESENTATION Planning Commission Case No. WZ-19-05 & WA -19-05 I S&S Plumbing All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This request is for approval of two related applications for the purpose of constructing a two-story, 7,000 square foot office/warehouse building for a plumbing company. • Case No. WZ-19-05 is an application for approval of a Specific Development Plan (SDP), and • Case No. WA -19-05 is an application for approval of variance to increase the amount of office space allowed from 20 percent to approximately 52 percent of the total floor area. A consolidation plat, Case No. MS -19-05, was also being reviewed concurrently with the above applications to remove an interior lot line allowing the entire site to be on one parcel. Staff has found that application to be approvable. Consolidation plats of three lots or fewer can be approved administratively, which is why Planning Commission is not reviewing that application. Rezoning to a planned development in the City of Wheat Ridge involves a two-step process. The first step is the Outline Development Plan (ODP), which for this property was approved in 2003. A Planned Commercial Development is a property -specific zoning, and the approval of the ODP changed the zoning designation on the land, and established allowed uses, development standards for the property, and access configurations. Specific Development Plan The second step in the process for development in a PCD is approval of the Specific Development Plan (SDP), which focuses on specific details of a development such as final drainage, architecture, lot layouts, and specific building location and orientation. The SDP must be found to be compliant with the ODP in order to be approved. Pursuant to Section 26-302 of the Municipal Code, the applicant chose atwo-step approval process, first completing the ODP process in its entirety before submitting the SDP for review. When this two- step process is broken apart, the SDP application must be heard at a public hearing before the Planning Commission, who is the final deciding body for SDP approval. The criteria for review and analysis of the SDP are provided in Sections III and IV below. Variance Section 26-115.0 (Variances and Waivers) of the Wheat Ridge Code of Laws empowers the Planning Commission to decide upon applications for variances where a variance is requested as part of another process such as an SDP review. This request is in excess of the fifty (50) percent threshold for administrative review, requiring it be heard as part of the SDP application. The criteria for review and analysis of the variance are provided in Sections V and VI below. II. EXISTING CONDITIONS/PROPERTY HISTORY The subject property is located in the northwest corner of Wheat Ridge (Exhibit 1, Aerial). Across W. 52°d Avenue to the north is unincorporated Jefferson County. The site is located on the south side of W. 52°d Avenue between Union Court and Vivian Street. Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing The subject property consists of two parcels, both of which are vacant, and is zoned Planned Commercial Development (PCD) Uxhibit 2, Zoning Map). To the south and west is the Wheat Ridge Industrial Center Planned Industrial Development (PID) with existing large office/warehouse and industrial buildings. The properties to the east along 52°d Avenue are zoned Industrial Employment (I- E) and contain a variety of small businesses. The catalyst for much of the development activity in the area is the proximity of the commuter rail station on the RTD G Line. The Wheat Ridge - Ward Station is a quarter mile walking distance from the subject property. Multifamily residential redevelopments are located within two blocks of this site. As part of this development activity, the City has initiated a construction project adding curb, gutter, sidewalk, and center turn lanes to W. 52°d Avenue between Ward Road and Tabor Street. A copy of the approved Outline Development Plan (ODP) for the subject property is attached, which was approved by City Council in November 2003 and titled "Hinkle Development" (Exhibit 3, Outline Development Plan). This plan is included to provide context when reviewing the Specific Development Plan (SDP). The applicant for this SDP is the same plumbing company that submitted the ODP application, S&S Plumbing, which is owned by the Hinkle family. III. SPECIFIC DEVELOPMENT PLAN Attached is a copy of the proposed SDP, which includes 7 sheets (Exhibit 4, Specific Development Plan): • Sheet 1: Cover page — This page includes signature blocks, legal description, and general reference information. • Sheet 2: Site plan — This detailed plan shows the site layout, including building location, parking, water detention, easements, and the site data table. • Sheet 3: Landscape plan — Includes a plan, plant schedule, landscape percentages, and a landscape coverage map. • Sheet 4: Landscape and site details — Includes planting details, landscape notes, and site furnishing details. • Sheets 5 and 6: Elevations — Includes building materials matrix and legend • Sheet 7: Photometric plan — Includes lighting cut sheets. Allowable Uses Uses permitted per the ODP include a variety of uses including contractor's service shops, retail, and office. The uses depicted in the SDP are consistent with the approved ODP. As noted above, the plumbing company that applied for the ODP is also the applicant for the SDP, and it is an allowed use. Setbacks The ODP requires a 50 -foot front setback, 15 -foot rear setback, and side setbacks of 5 feet per story but is also subject to the City's Architectural and Site Design Manual (ASDM). The ASDM has since been updated to include Traditional Overlay Areas which mandate 0'-12' build -to requirements in place of front setbacks. This site is compliant with all setback requirements, including the mandated build -to zone in lieu of the front setback requirement dictated by the updated ASDM. Per Code, these build -to requirements supersede the front setback requirements imposed by the underlying zone district. Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing Height The ODP limits building height to 32 feet. The SDP shows the building will be 27 feet, 11 inches tall to the peak of the roof. Lot CoveragelOpen Space The ODP limits building and hardscape coverage to 80%. The SDP shows 77% building and hardscape coverage. The overall building coverage is 30%, and 23% of the site is landscaped, exceeding the 20% requirement. Additional landscaping is located off-site, but the property boundaries contain a sufficient number of species and area to meet the minimum requirements. The off-site plants are located in a shared easement on the adjacent property to the west which will allow for the continued maintenance of this area as well as the paved access points to the west side of the building and the parking lot. The landscape plan, provided on Sheet 3 of the SDP, shows the proposed species and locations, including tree and shrub counts. Access and Streets The configuration shown in the SDP is consistent with the conceptual design from the ODP, although the position of the building has been flipped to accommodate the build -to requirement. Access to the development will come from two locations; the access drive to the west, as well as an entrance off of W. 52°d Avenue. Due to the location of the detention pond on the east side of the property and the build -to requirement, the Engineering Division supported a second entrance to the site directly off of W. 52°d Avenue to allow for better site circulation. This driveway is compliant with all City requirements for spacing from property lines and sight triangle. Improvements along the frontage, including curb, gutter, and sidewalk, will be constructed in 2020 as part of the City's Investing 4 the Future bond -funded projects. Architecture The ODP requires the architecture to be in compliance with the ASDM. This type of building is subject to Chapter 4.2 in the ASDM. Multiple types of materials are provided, including manufactured stone, textured metal panels with a pebble finish, and ribbed metal panels. The north, west, and east fagades are subject to enhanced transparency and materials requirements because they face or are visible from public streets. The south fagade does not face any public space and is therefore exempt from the material and transparency requirements in the ASDM, which is why this fagade is primarily metal. The building has a gradually pitched roof that overhangs the fagade, adding visual interest. Downlighting across the front fagade further enhances the columns of stone. Staff finds the proposed architecture meets the standards in the ASDM. Parking Parking must comply with Section 26-501 of the City Code. Office/warehouse buildings must provide 1 space per 300 square feet of office, and 1 space per 600 square feet of warehouse. Per code the ratio is a maximum of 75% warehouse, and a minimum of 25% office which is in conflict with the ODP that requires a maximum of 20% office, and a minimum of 80% warehouse (and the reason for the variance request, discussed in Section IV below). However, the SDP is in compliance with Section 26-501 for parking counts, providing a total of 23 parking spaces plus one accessible space, more than the 21 the code requires. All spaces and dimensions meet the City's requirements. Drainage The SDP proposes a detention pond in the northeast portion of the property. The ODP shows a detention pond along the northern property line, but the location was shifted to the east to accommodate both the build -to requirement and natural drainage flows. The pond can tie in directly to Planning Commission 4 Case No. WZ-19-05 and WA -19-05 /S&SPlumbing storm sewer in 52nd Avenue. The detention pond will contain grasses and the walls will be enhanced, creating a panel effect that meets the intent of Chapter 3.10 of the ASDM. IV. SPECIFIC DEVELOPMENT PLAN CRITERIA Criteria for the review of SDP documents is provided in Section 26-305.D. Staff has provided analysis of these criteria below. Planning Commission shall base its decision in consideration of the extent to which the criteria have been met. 1. The proposed specific development plan is consistent with the purpose of a planned development as stated in section 26-301 of the zoning and development code. The intent of a planned development is to permit well-designed, innovative developments which may not be feasible under a standard zone district and to promote flexible and efficient use of land. Other general purposes of a planned development are: • To promote the efficient use of land to facilitate a more economic arrangement of building, circulation systems, land use and utilities. • To promote compatible development with adjacent commercial, residential and/or industrial land uses through proper land use transitions and buffering techniques. • To promote conformance with the adopted comprehensive plan, established policies and guidelines for the area and for the community. Staff has concluded that the SDP is consistent with these goals by adding to the employment base in the area per the comprehensive plan, adding a compatible office/warehouse building to the predominantly industrial area, promoting an efficient use of an infill site. Staff concludes that this criterion has been met. 2. The proposed specific development plan is consistent with the design intent or purpose of the approved outline development plan Prior to 2003, the site was zoned Agricultural -Two (A-2) and at the time commercial zone changes were required to be utilize planned development zoning. The ODP does not have a specific design intent, but the "Character of Development' statement describes a vision of future development and articulates a desire to complement adjacent buildings. The SDP is consistent with the intent and character statements of the ODP and raises the bar on commercial architecture in the area. Staff concludes that this criterion has been met. 3. The proposed uses indicated in the specific development plan are consistent with the uses approved by the outline development plan. The proposed use is consistent with the allowed uses from the ODP and is being proposed by the same company that originally proposed the ODP. Staff concludes that this criterion has been met. Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing 4. The site is appropriately designed and it consistent with the development guidelines established in the outline development plan. The SDP is consistent with the development guidelines of the ODP in all respects including height, setbacks, parking, landscaping, and building design, with the exception of the office space percentage which is covered by the variance request. Staff concludes that this criterion has been met. 5. Adequate infrastructure/facilities are available to serve the subject property, or the applicant will upgrade and provide such where they do not exist or are under capacity. All utility agencies have indicated that they have ability to serve the redeveloped property. The developer is responsible for the new infrastructure required by the utility districts. The City is upgrading W. 52nd Avenue to include curb, gutter, and sidewalks in 2020. Staff concludes that this criterion has been met. 6. The proposed specific development plan is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual, Streetscape Design Manual, and other applicable design standards. The proposed SDP is in conformance with the design standards established in the ODP and is compliant with the ASDM for heavy commercial and light industrial buildings. Staff concludes that this criterion has been met. V. VARIANCE ANALYSIS The applicant is requesting a variance to the ODP which, on sheet two, limits the amount of office space to 20% of the area of the building, and requires a minimum of 80% of the building be workshop and warehouse area This specifically applied to the building contractor's service shops (including plumbers). As noted above, this is atypical of office/warehouse buildings, which usually have a minimum percentage of office space (25%) and a maximum warehouse percentage (75%). This numeric standard on page two of the ODP also appears to be in conflict with the permitted uses on page one of the ODP which allows general office and also suggests that service areas should be "incidental to an office or showroom principal use." The applicant is requesting 4,120 square feet of the 8,050 square feet of gross floor area be occupied by office uses, or 51.2%. The building footprint is 7,000 square feet but there is a loft area proposed on the second floor for office and storage. As explained in Exhibit 5, Applicant Letter, the business has changed substantially since the ODP was approved in 2003. The business now requires more office space as the number of employees have grown. At the time of ODP approval, the applicant intended to use a portion of the building, but now intends to occupy the entire building. While not directly explained in the ODP or in the applicant letter, staff research determined the ODP requirements were partially put in place to reduce the overall parking burden for the site since warehouse requires less parking. A review of the SDP determined that the site contains sufficient parking for the proposed revised percentage of office space, which would take up approximately 52% Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing of the total floor area of the building. The requirement imposed by the ODP appears to be somewhat arbitrary and there are no parking concerns. Further, an increase in the office square footage is appropriate for a transit -oriented neighborhood, condition that has changed the area since the 2003 ODP approval. VI. VARIANCE CRITERIA In order to approve a variance, the Planning Commission must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. The applicant has provided their reasoning for requesting the variance (Exhibit 5, Applicant Letter). Staff provides the following review and analysis of the variance criteria. 1. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. If the request were denied, the property would continue to be developable for commercial use meeting the ODP office space percentage standards. However, the applicant would not be able to use the site as they have intended to run their business as it exists today. The ODP standards were written nearly 18 years ago for a business that has grown and changed substantially since then. The code drafting in the original ODP does not follow best practice, whereby an office use should be allowed in any amount if it can be parked appropriately. The percentage of office versus warehouse as required by sheet two of the ODP is atypical and inconsistent with the permitted uses on sheet one. Staff finds this criterion has been met. 2. The variance would not alter the essential character of the locality. A variance would not alter the character of the locality. There are other office and light industrial uses in the area with a larger mix of office space than the Hinkle ODP allows. The site has sufficient parking spaces for amount of proposed office space and neither its use or site layout would be out of character for the area. Staff finds this criterion has been met. 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The applicant is proposing a substantial investment in the property through development of a 8,050 gross square foot building (7,000 square foot footprint), a parking lot, landscaping, and a detention pond. Without the variance, the site could still be developed but the building would not be able to accommodate the owner's business model and they would likely need to find an alternate location. Staff finds this criterion has been met. 4. The particular physical surrounding, shape or topographical condition of the specific property involved results in a particular and unique hardship (upon the owner) as Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing distinguished from a mere inconvenience if the strict letter of the regulations were carried out. The property itself is a regular shape, has regular topography, and can be accessed from multiple locations. The variance requested is not due to these features. Staff finds this criterion has not been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship has been created by the interested party's desire for a different ratio of office space as a result of their business model and development intentions changing. Staff finds this criterion has not been met. 6. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. The request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. It would not hinder or impair the development of the adjacent properties. The adequate supply of air and light would not be compromised as a result of this request. The request would not increase the congestion in the streets, nor would it cause an obstruction to motorists on the adjacent streets. It is unlikely that the request would impair property values in the neighborhood. The development of a vacant lot would improve the character of the area Staff finds this criterion has been met. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. The Hinkle ODP and its development standards are unique to this property. Staff finds that this criterion has not been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Planning Commission Case No. WZ-19-05 and WA -19-05 /S&SPlumbing Engineering has found this project meets ADA regulations regarding site accessibility, including parking spaces. However, the amount of office space on the site is not relevant in the consideration of reasonable accommodations for accessibility. Staff finds this criterion is not applicable. 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Staff has found the site to be in substantial compliance with the applicable standards from the Architectural and Site Design Manual, notwithstanding the approval of this variance request. Staff finds that this criterion has been met. VII. AGENCY REFERRAL All affected service agencies were contacted for comment on the SDP and plat request and regarding the ability to serve the property. Specific referral responses follow: • Engineering Division: SDP and plat approvable. Civil construction documents approved. • Building Division: Will review all building permits incoordination with the Planning Division and Engineering. • Arvada Fire Protection District: No outstanding comments. • Valley Water: Service can be provided, applicant to coordinate. • Xcel Energy: No outstanding comments. Applicant to coordinate service. • Century Link: No comments. • Comcast: No comments. • Fruitdale Sanitation: Service can be provided, applicant to coordinate service. VIII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the proposed Specific Development Plan is consistent with the planned development regulations, with the goals and policies of the City's guiding documents, and with the Hinkle ODP. Because the requirements for a SDP have been met and the review criteria support the SDP, a recommendation for approval is given. Two motions will be required for approval of this application. First, a motion for approval of the variance, which is required for the SDP to be approved. Second, a motion for approval of the SDP. The variance application requires a supermajority of present Commissioners to be approved, as Planning Commission is subject to the same voting ratio that applies to the Board of Adjustment. The SDP may be approved by a simple majority. Planning Commission Case No. WZ-19-05 and WA-19-05IS&SPlumbing IX. SUGGESTED MOTIONS —VARIANCE Option A: "I move to APPROVE Case No. WA -19-05, a request for approval of a variance to the allowed percentage of office space on property zoned Planned Commercial Development (PCD) located at 12060 W. 52nd Avenue for the following reasons: 1. The variance would not alter the essential character of the neighborhood. 2. The applicant is proposing a substantial investment in the property that may not be possible without the variance. 3. The request would not be detrimental to public welfare. 4. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. 5. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. 6. The variance request does not compromise the original vision for the property as described in the ODP and allowable uses. Option B: "I move to DENY Case No. WA -19-05, a request for approval of a variance to the allowed percentage of office space on property zoned Planned Commercial Development (PCD) located at 12060 W. 52nd Avenue for the following reasons: 1. 2. 3. ... X. SUGGESTED MOTIONS — SPECIFIC DEVELOPMENT PLAN Option A: "I move to recommend APPROVAL of Case No. WZ-19-05, a request for approval of a specific development plan on property zoned Planned Commercial Development (PCD) located at 12060 W. 52nd Avenue for the following reasons: 1. The specific development plan is consistent with the intent and purpose of a planned development, as stated in Section 26-301 of the City Code. 2. The specific development plan is consistent with the intent and purpose of the outline development plan. 3. The proposed uses are consistent with those approved by the outline development plan. 4. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. 5. The specific development plan is in substantial compliance with the applicable standards set forth in the outline development plan and with the City's adopted codes and policies. With the following conditions: 1. Prior to construction, a building permit shall be subject to review and approval by staff, and shall be consistent with the representations depicted in the SDP. Planning Commission 10 Case No. WZ-19-05 and WA-19-05IS&SPlumbing Option B: "I move to recommend DENIAL of Case No. WZ-19-05, a request for approval of a specific development plan on property zoned Planned Commercial Development (PCD) located at 12060 W. 52nd Avenue for the following reasons: 2. ... 3. ... Planning Commission 11 Case No. WZ-19-05 and WA -19-05 /S&SPlumbing Geographic Informagon Systems Legend Subject PrapeM EXHIBIT 1: AERIAL (2018) JEFFERSON COUNTY Planning Commission Commission Case No. WZ19-05 and WA-19-05/S&SPlumbing 12 EXHIBIT 2: ZONING MAP Geographic Informagon Systems s Legend O Subjed Property � Planned Corrmercal � �� x, L, CeveloPnnent lPCC) �� O" N i Z' + Pla etl d rt al Ce P C(PIC) i T `le no t a l e pl mernid a)I e d T s MIxMO C ert al _ TranistOriented Dev P,1 Planning Commission 13 Cole No. WZ-I9-05 and WA -I9 -O5 / S&S Plumbing EXHIBIT 3: OUTLINE DEVELOPMENT PLAN This ODP was approved by City Council in 2003, and includes the development standards for this site. Attached as an 11x17 document on the following page. Planning Commission 14 Case No. WZ-19-05 and WA -19-05 /S&SPlumbing 0 R -C -4 h 94-5"y a- 5. -01Y i S :4y: 3,F COUAfiy Of (ZS�� S-65� v-4� Ctl I wm4 $ Zl. U,, SITE l W. 52nd AVE. o 3 VICINITY MAP N.T.S. LEGAL DESCRIPTION HINKLE DEVELOPMEENT AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF THE CITY OF WHEAT RIDGE A TRACT OF LAND LOCATED IN THE SOUTHEAST ONE QUARTER (ONE 1/4) OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN; CITY OF. WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO TABLE OFALLOWABLE USES A PARCEL OF LAND LOCATED IN THE SOUTHEAST E -QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, ITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DE IB AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THIS SOUTHEAST ONE- QUARTER OF SAID SECTION 17, THENCE N 89"11'27" E ALONG THE NORTH LINE OF SPUTHEAST ONE -QUARTER OF SAID SECTION 13 A DISTANCE OF 817.44 FEET; THENCE S 00'18'30° E A (STANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF LOT 13, STANDLEY HEIGHTS AND THE INT OF BEGINNING; THENCE CONTINUING N 89'11'27' E ALONG THE NORTH LINE OF SAID LOT 3 A DISTANCE OF 160.00 FEET; THENCE S 00°16'30" E A DISTANCE OF 150.00 FEET TO A POIth ON THE SOUTH LINE OF SAID LOT 13; THENCE CONTINUING S 89°11'27' W ALONG THE SOUTH LIN EbF SAID LOT 13 A DISTANCE OF 160.00 FEET TO THE SOUTHWEST CORNER OF SAID LOT 13; THENCE N DO°18'30" W ALONG THE WEST LINE OF SAID LOT 13A DISTANCE OF 150.00 FEET TO THE POINT OF BEGINNING; CONTAINING 23999.08 SQUARE FEET (0.55 ACRES) MORE OR LESS. THE BASIS OF BEARING IS A LINE BETWEEN THE NORTHWEST CORNER OF THE SOUTHEAST ONE-QUARTER CORNER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDAN AND THE EAST QUARTER CORNER OF SAID SECTION 17; SAID UNE BEARING N 89'11'27"E. SURVEYOR CERTIFICATE 1. CLIFFORD R. PALLESEN, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF COLORADO, DO HEREBY CERTIFY THAT THE SURVEY OF THE HINKLE DEVELOPMENT PLAN WAS MADE UNDER MY SUPERVISION IN JANUARY, 2002, AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. t � CLIFFORD R. PALLESEN �- �..,T,� P.E. & P.L.S. #8953 CASE HISTORY WZ-02-03 ".APPLIANCE SERVICE AND REPAIR. 2. BAKERIES, RETAIL 3. BICYCLE AND ACCESSORY STORES (INCLUDING REPAIR AND SERVICE). 4. BLUEPRINTING, PHOTOSTATIC COPYING, AND OTHER SIMILAR REPRODUCTION SERVICES; NOT TO INCLUDE LARGE PRINTING, PUBLISHING AND/OR BOOK BINDING ESTABLISHMENTS. 5. BOOK STORES AND BINDING REPAIR SERVICES. 6. BUILDING CONTRACTORS SERVICE SHOP INCIDENTAL TO OFFICE OR SHOWROOM PRINCIPAL USES. THIS WOULD INCLUDE CARPENTERS, PAINTERS, ROOFERS, ELECTRICIANS, PLUMBERS, HEATING AND AIR CONDITIONING CONTRACTORS AND SIMILAR USES WHICH DO NOT USE HEAVY EQUIPMENT IN THE BUSINESS, HOWEVER, DO HAVE VEHICLES, TOOLS, MACHINERY AND SUPPLIES USED IN THE BUSINESS STORED UPON THE PREMISES INSIDE AND WHERE SOME CUSTOMER WORK MAY OCCUR ON THE PREMISES. 7. BUTCHER SHOPS. 8. BUSINESS MACHINE OR COMPUTER SERVICE AND REPAIR- 9. EPAIR9. CAMERA AND PHOTOGRAPHIC SUPPLY, SERVICE AND PROCESSING, 10. CATERERS. 11. EXTERMINATORS. 12. FLORAL SHOPS, 13. INTERIOR DECORATING SHOPS; INCLUDING PAINT AND WALLPAPER SALES. 14. LAUNDRY AND DRY CLEANING SHOPS. 15. LOCKSMITH SHOPS. 16. MOBILE PHONE AND TWO-WAY RADIO STORES. COMMERCIAL MOBILE RADIO SERVICE (CMRS) FACILITIES SHALL FOLLOW SECTION 26$15 OF THE WHEAT RIDGE CODE OF LAWS. 17. PICTURE FRAME SHOP. 16. SHOE REPAIR AND SALES. 19. TAILORING, DRESSMAKING AND CLOTHING ALTERATION SHOPS, 20. WATCH, CLOCK AND CAMERA SALES AND REPAIR SHOPS. 21. SIMILAR USES PER SECTION 20-307 OF THE WHEAT RIDGE CODE OF LAWS. 22. GENERAL OFFICE CHARACTER OF DEVELOPMENT THE PROPOSED DEVELOPMENT WILL MEET OR EXCEED THE INTENT OF THE PLANNED DEVELOPMENT DISTRICT AS STIPULATED IN SECTION 26-301C OF THE WHEAT RIDGE CODE OF LAWS. THE BUILDING WILL ACCOMMODATE ONE TO THREE BUSINESSES. THE BUILDING WILL BE DIVIDED INTO 3 SEPARATE OFFICEMAREHOUSE SPACES. LARGE DOORS WILL ACCESS THE WAREHOUSE SPACE WITH A SEPARATE ENTRANCE FOR THE ADJOINING OFFICE. S&S PLUMBING SERVICES, INC. WILL OCCUPY AT LEAST ONE OF THE OFFICES AND USE THE WAREHOUSE FOR PARKING WORK TRUCKS AND A SMALL INVENTORY OF PLUMBING MATERIALS. THE PROPOSED ARCHITECTURE FOR THE BUILDING IS TO BE CONSTRUCTED FROM BLOCK OR WOOD FRAME WITH NEUTRAL COLORED BRICK WAINSCOATING. THE LANDSCAPED AREAS WILL BE NEAT AND ATTRACTIVE. THE BUILDING AND DEVELOPMENT OF THE GROUNDS WILL COMPLEMENT THE ADJACENT COMMERCIAL AND INDUSTRIAL BUILDINGS. OWNERS CERTIFICATE THE BELOW SIGNED OWNERS DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW- WE FURTHER RECOGNIZE THAT THE APPROVAL OF REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTIONS 28.121 OF THE WHEAT RIDGE CODE OF LAWS. UNIFIED CONTROL STATEMENT THE PROPERTY LOCATED AT 12050 W. 52nd AVENUE IS OWNED BY WAYNE S. HINKLE AND ALICE J. HINKLE. THE ANTICIPATED USE OF THE PROPERTY IS TO BE A COMMERCIAL OFFICE/WAREHOUSE BUILDING CONSISTING OF 3 UNITS. ONE OF THE UNITS WILL BE OCCUPIED BY S&S PLUMBING SERVICES, INC., WHICH t5 OWNED BY MR:AND MRS. HINKLE. THE OTHER TWO UNITS WILL BE RENTED OR LEASED TO OTHER BUSINESSES AS DEFINED IN THE TABLE OF ALLOWABLE USES'. MR. AND MRS. HINKLE WILL MAINTAIN THE BUILDING, PARKING AREAS AND LA JDSCAPING AREAS. WAYNE HINKL ( ALICE J. HJWLE NOTARY CERTIFICATE STATE OF COLORADO ) j";me-r6on )SS COUNTY OF DENVER- ) THE FORGOING INSTRUMENT WAS ACKNOWLEGED BEFORE ME THIS .904 DAY OF =It, BY WAYNE S. HINKLE AND ALICE J. HINKLE. MY COMMISSION EXPIRES: R rl 00.7 WIT ANE AND OFFICIAL YlVNOTARY 7N i•�T L_ �ldOv 1 hM1� Lic oma••. cOLOAM1� PAGE 1 OF 2 PLANNING COMMISSION CERTIFICATION L RECOMMENDED FOR APPROVAL THIS III[ DAY OF -_i�,i�1 5L 20 0�' , BY THE WHEAT RIDGE PLANNING COMMISSION. T CHAIRPERSON CITY COUNCIL CERTIFICATION APPROVEDTHIS 244b DAYOF RDYtwxbtr COUNCIL. ,20Q3J BY THE WHEAT RIDGE CITY ATTEL§T__ CK -Aa~ Ir DIRECTOR OF COMMUNITY DEVELOPMENT JEFFERSON COUNTY CLE_ RKAND RECOR_E STATE OF COLORADO 3 SS COUNTY OF JEFFERSON) 1 HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO AT Is:ya: 3WO'CLOCK- M. ON THE 131W DAY OF Ve4vu"_, 2011L A.D., IN BOOK laY , PAGES, RECEPTION NO. rIqj63.4V JEFF C�O/U,N,W CLERK AND RECORDER x . BY: DEPUTY G NOTES BASIS OF BEARING: A LINE BETWEEN THE CENTER AND THE EAST 114 CORNER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST, MONUMENTS AS SHOWN ASSUMED TO BE NORTH 89`11'27' WEST. ZONING: PRESENT -A2 PROPOSED -PCD REVISIONS CITY OF WHEAT RIDGE CITY OF WHEAT RIDGE DEs.-BY DRN.BY DA KSS 217A KSS 1012E WAYNE AND ALICE HINKLE, 3420 GARLAND ST., WHEAT RIDGE, CO 80033 L DEVELOPMENT STANDARDS MINIMUM SET BACKS: FRONT: 50 FEET REAR: 15 FEET SIDE 5 FEET PER STORY SIDE: 5 FEET PER STORY MAXIMUM BUILDING HEIGHT: 32 FEET MAXIMUM NUMBER OF UNITS- 3 MAXIMUM BUILDING AND HARDSCAPE COVERAGE SHALL BE NO MORE THAN 80% PARKING STANDARDS: ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26501 OF THE WHEAT RIDGE CODE OF LAWS LANDSCAPING STANDARDS: LANDSCAPING SHALL BE A MINIMUM OF 20% OF THE TOTAL AREA IN CONFORMANCE WITH SECTION M502 ARCHITECTURAL DESIGN STANDARDS: ARCHITECTURAL DETAIL TO BE APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR IN ACCORDANCE WITH THE "STREETSCAPE AND ARCHITECTURAL DESIGN MANUAL" IF USE IS CONSISTENT WITH ITEM 6 FROM THE TABLE OF ALLOWABLE USES, EACH LEASEABLE SPACE SHALL HAVE A MINIMUM OF 80% OF SPACE AS WORK SHOPIWORK AREA AND A MAXIMUM 20% OF AREA AS RETAIL, OFFICE OR ANY COMBINATION OF THE SAME. ALL ROOF TOP MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW. LIGHTING STANDARDS: ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26.503 OF THE WHEAT RIDGE CODE OF LAWS FENCING STANDARDS: ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26803 OFTHE WHEAT RIDGE CODE OF LAWS SIGNAGE STANDARDS: ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS OUTDOOR STORAGE PROHIBITED CASE HISTORY WZ-02-03 HINKLE DEVELOPMENT AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF THE CITY OF WHEAT RIDGE PAGE 2OF2 A TRACT OF LAND LOCATED IN THE SOUTHEAST ONE QUARTER (ONE 1/4) OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 42' LOT 2 WHEAT RIDGE INDUSTRIAL CENTER LTD. PLANNED INDUSTRIAL DEVELOPMENT 20 iC0 20 40 1"=20' LEGEND PROPERTY UNE --W-- WATER LINE — — SS— SANITARY SEWER LINE — — G — GAS LINE I-- ASPHALT PARKING EXISTING BUILDING I I z I ORNEWAY CROSS I ACCESS EA9EME� � � I I X ,I LM I U Z LOT 13 �_ ;� — — — — — - — — � STANDLEY HEIGHTS, — 55' N 39'11'27" E 817.44' -� W. 52nd AVENUE_ _ N 89.11'27" E - (CITY) _ � _ _ _ - POINT OF COMMENCEMENT (60' R.O.W.) o w I I I C RTW��r CENTER SEC 17. TTS, NEW 60' x 100' BUILDING I o I 1 1J7 R69W, 2 1/2" AL CAP._ FF EL. - 5490.5' -- EXISTING UTILITY EASEMENT I IN RANGE BOX I POINT N $9.11'27" s -- I n'�'� — — CULVERT ON I III I IN7 DE7ENTICN POND REBAR W/RED PLASRC CAP 1 I I OUTLPT STRUCTURE � uemeeGr+W'm p 0". LANDSCAPINGD ILLEGIBLE I I I 5r n� — XISTING BUILDING y I / B. UTILITY EASEMENT e _f! %.— PLAER I WALL NT ESCAPE _ 1 0i j p w LOT 2 WHEAT RIDGE INDUSTRIAL CENTER LTD. PLANNED INDUSTRIAL DEVELOPMENT 20 iC0 20 40 1"=20' LEGEND PROPERTY UNE --W-- WATER LINE — — SS— SANITARY SEWER LINE — — G — GAS LINE I-- ASPHALT PARKING EXISTING BUILDING I I z I ORNEWAY CROSS I ACCESS EA9EME� � � I I X ,I LM LOT 13 ;� F ; s'_sIDEwALK. � STANDLEY HEIGHTS, 3 55' y, INDUSTRIAL ZONING I I I o w I I I C RTW��r IZ NEW 60' x 100' BUILDING I o I 1 1J7 FF EL. - 5490.5' -- EXISTING UTILITY EASEMENT I I N—EXCLU NE �EASEMEN ON I III I IN7 1 I CWRI OUTLPT STRUCTURE � uemeeGr+W'm p 0". I 5r n� — XISTING BUILDING y I / I e _f! %.— PLAER I WALL NT ESCAPE _ 0i j p S F,9'11'27- W 160.00' I I 0 - _ ecpwlr DRIVE — — — — L —.-- --- D REBA-R %7' 6LLOW PLASTIC CAP • I FND?8291 352REBAR W/AI. CAP - 1 I CONCRETE DRAIN PAN I I �I - EXISTING 1 STORY BULLRING LOT 2 WHEAT RIDGE INDUSTRIAL CENTER LTD. PLANNED INDUSTRIAL DEVELOPMENT 20 iC0 20 40 1"=20' LEGEND PROPERTY UNE --W-- WATER LINE — — SS— SANITARY SEWER LINE — — G — GAS LINE E 1/4 CORNER SEC 17, T3S. R69W FND CITY OF WHEAT RIDGE BRASS CAP IN RANGE BOX L.S. 13212 1984 SEWER MANHOLE PROPERTY CORNER X WATER. VALVE RIPTION _ _ _ DES. BY DRN, REVISED PER CITY OF WHEAT RIDGE COMMENTS _ _ KSS REVISED PER CITY OF WHEAT RIDGE COMMENTS KSS PALLESEN ENGINEERING, 2010 NELSON ST., LAKEWOOD, CO 80215 WAYNE AND ALICE HINKLE, 3420 GARLAND ST., WHEAT RIDGE, CO 80033 EXHIBIT 4: SPECIFIC DEVELOPMENT PLAN Attached as an 11x17 document on the following page. Planning Commission 16 Case No. WZ-19-05 and WA -19-05 /S&SPlumbing S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT LEGAL DESCRIPTION (PER WARRANTY DEED AT REC. #201800865 LOT 1, HINKLE CONSOLIDATION, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BENCHMARK CITY OF WHEAT RIDGE, PHAC 4 BEING A 16" STAINLESS STEEL ROD IN A MONUMENT WELL LOCATED DIRECTLY NORTH OF THE PARKING LOT FOR FRUITDALE PARK ATTHE INTERSECTION OF MILLER ST. AND W. 47TH AVE. IN WHEAT RIDGE. ELEVATION = 5375.38' NAVD88 BASIS OF BEARINGS BASED ON THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, ASSUMED TO BEAR N89 -11'13"E UTILITY CONTACT VALLEY WATER DISTRICT 12101 W 52ND AVE WHEAT RIDGE. CO 80033 TELEPHONE: 303.424.9661 PROJECT TEAM 191T0/►19Ci S&S PLUMBING SERVICES INC. 3420 GARLAND STREET WHEAT RIDGE, COLORADO 80033 CONTACT: ALICE HINKLE FRUITDALE SANITATION DISTRICT CIVIL ENGINEER 4990 MILLER STREET POINT CONSULTING, LLC WHEAT RIDGE, CO 80033 8460 W KEN CARYL AVE, SUITE 101 TELEPHONE: 303.424.5476 LITTLETON, CO 80128 CONTACT: TIFFANY D. WATSON, PE TELEPHONE: 720.258.6836 A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO COMCAST LANDSCAPE ARCHITECTURE ��� 6793 W CANYON AVE #13C POINT CONSULTING, LLC VICINITY MAP LITTLETON, CO 80128 8460 W KEN CARYL AVE, SUITE 101 TELEPHONE: 303.930.2000 LITTLETON, CO 80128 1" = 2000' CONTACT: JIM SHIPTON, RLA � r ?QONQ TELEPHONE: 720.258.6836 LU Z LU �� SHEET INDEX CENTURY LINK ARCHITECT 700 W MINERAL AVE MCPHERSON ARCHITECTURE 1 OF 7 COVER SHEET LITTLETON, CO 80120 1735 NINETEENTH STREET#200 2 OF 7 SITE PLAN TELEPHONE: 866.642.0444 DENVER, CO 80202 3 OF 7 LANDSCAPE PLAN CONTACT: ZACH MILLER 4 OF 7 LANDSCAPE DETAILS J TELEPHONE: 740.978.0171 5 OF 7 BUILDING ELEVATION 1 /Z Q 6 OF 7 BUILDING ELEVATION 2 XCEL ENERGY SURVEYOR 7 OF 7 PHOTOMETRIC PLAN 10001 HAMPDEN AVENUE POINT CONSULTING, LLC LAKEWOOD, CO 80227 8460 W KEN CARYL AVE, SUITE 101 >�> O i CONTACT: DONNA SANDERS LITTLETON, CO 80128 CASE HISTORY TELEPHONE: 303.716.2072 CONTACT: CAMERON M. WATSON PLS - SURVEYOR w Q n Q w WZ-19-05 100 U WA -19-05 = 3 Q WZ-02-03 v� MS -19-05 Know what's below. 0111 before you dig. OWNERS CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) HEREOF, DO HEREBY AGREE THATTHE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THATTHE APPROVAL OF THIS SPECIFIC DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANTTO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. 12060 W. 52ND AVENUE LLC NAME: WAYNE S. AND ALICE J. HINKLE TITLE: OWNERS STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF . A.D. 20 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: NOTARY PUBLIC SURVEYORS CERTIFICATE I, CAMERON M. WATSON DO HEREBY CERTIFYTHATTHE SURVEY OF THE BOUNDARY OF HINKLE CONSOLIDATION WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TOTHE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATURES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. SIGNATURE H cp ��� w _o ) ��0 OZZ�Z C9w�c0 Z w � r ?QONQ z0 LU Z LU �� o Qw N w Z 5 w w Z O Q /Q` O V J i i \ 1LU /Z Q /O Z LU J CA >�> O i 0 CHAIRPERSON w Q n Q w 100 U LL = 3 Q 0 v� J U Z v Q PLANNING COMMISSION CERTIFICATION z0 rn APPROVED THIS DAY OF BY TH E WHEAT RIDGE LU 5 w PLANNING COMMISSION. 0 L LU CHAIRPERSON w Q n Q w U LL = 3 v� U CITY CERTIFICATION 0 W APPROVEDTHIS DAYOF BYTHE CITY OF WHEAT RIDGE ATTEST q O� 0 Z CITY CLERK MAYOR m 0 COMMUNITY DEVELOPMENT DIRECTOR w w 2 V) w 0 COUNTY CLERK AND RECORDERS CERTIFICATE U STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) Z Q Q I HEREBY CERTIFYTHATTHIS PLAN WAS FILED IN THE OFFICE OF Q Q THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT 0 m m m GOLDEN, COLORADO, AT O'CLOCK_. M. ON THE w N N N DAY OF A.D., IN 0 } BOOK PAGE, RECEPTION NO. U U U U U ) L/LU U JEFFERSON COUNTY CLERK AND RECORDER p N BY: DEPUTY w 0 1010- N O - O _ LU Co� N O U U U O W p O O O O N N N N = S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 1 --- -------------r T --------------�------------� --��------------- EX HYDRANT HYDRANT EX. STORM INLET W. 52ND AVE MANHOLE — — ----------------------------------------------------------- (60'R.O.W) ---------------- — — — — — — — — — — — — — — — •------------------------------ EX. SIGN EX. LIGHT POLE CONCRETE — — — — — _ _ — — — M71VFWAY EX. LIGHT POLE _--- EX. LI _ \' r NVERTEDU EX.TRANSFORM R — -- 1 1-- EX. SIDEWALK �� BIKE RACK EX. SIDEWALK0. 80 QDL WHEATRIDGE INDUSTRIAL CENTER SUBDIVISION S H O P PROPERTIES LLC 12200 W. 52ND AVE REC. NO. F0672939-1998 Know whafs below. 0111 before you dig. =3 EXISTING 10' ACCESS EASEMENT RECEPTION NO. F0858118 VII NO PARKING `II FIRE LANE SIGN EX. PAVED DRIVE 1 5 r L�co 5' 0 0 i2 Z I LS 12' �\ CONCRETE I DRIVEWAY 26' III INGRESS/EGRESS 12' I ESMT III REC. NO. 84102000 NO PARKING 10' LS FIRE LANE SIGN CONCRETE I DRIVEWAY 12' 26' STOP SIGN LS CONCRETE DRIVEWAY EX. EDGE OF ASPHALT 22' 1 I� CURB TRANSITION FROM 0" TO 6" HEIGHT I F S VALLEY WATER DISTRICT ESMT REC. NO. 82070583 RETAINING WALL I — — — — — _ — LS CURB TRANSITION FROM 0" TO 6" HEIGHT CONCRETE SIDEWALK CONCRETE CHANNEL W/ DIAMOND STEEL PLATE 100' ADA RAMP ACCESSIBLE PARKING SIGN WHITE ACCESSIBLE PARKING SYMBOL S&S PLUMBING 7000 SF ADA RAMP s FFE: 5494.50 CONCRETE SIDEWALK CONCRETE SIDEWALK 70.0' ASPHALT DRIVE NO PARKIN FIRELANE IGN 4" HITE 18.5' PAR ING S RIPE VERTICAL CURB AND GUTTER — 40.5' uq9.M STOP SIGN MANHOLE POND OUTLET 10' m Z w o C7 O U Z U o o 80' U-1 Q d III PAVEMENT MARKING 2' CURB CUT Q 8' AN 8.5' DRAINAGE EASEMENT INSIDE EDGE OF POND ASPHALT DRIVE - 18.5' ----LL{ LS VERTICAL CURB AND GUTTER TRASH ENCLOSURE—\ 160.03'S89' 11'1100"W EX. ASPHALT RETAINING WALL 2' CURB CUT 33.0' 10' LS 4' CEDAR FENCE EX. BUILDING RETAINING WALL VALENTI I N0, EMANUELJ & EILEEN B 12050 W. 52ND AVE REC. NO. 92133526 EMERGENCY SPILLWAY GRASS SWALE w 0 0 A.9" m Z w LU C7 O U U o 4" THICK YELLOW UQn U-1 Q DIAGONAL III PAVEMENT MARKING o U W W LS V) I-- 0000 N N N N i i i I� 71 I�- LU 0 8.5' DRAINAGE EASEMENT INSIDE EDGE OF POND ASPHALT DRIVE - 18.5' ----LL{ LS VERTICAL CURB AND GUTTER TRASH ENCLOSURE—\ 160.03'S89' 11'1100"W EX. ASPHALT RETAINING WALL 2' CURB CUT 33.0' 10' LS 4' CEDAR FENCE EX. BUILDING RETAINING WALL VALENTI I N0, EMANUELJ & EILEEN B 12050 W. 52ND AVE REC. NO. 92133526 EMERGENCY SPILLWAY GRASS SWALE w 0 0 4' CEDAR FENCE EX. BUILDING LEGEND -- PROPERTY LINE EXISTING CURB AND GUTTER CURB AND GUTTER EASEMENT BOUNDARY LS LANDSCAPE AREA SIGNAGE [ ROAD LIGHTING SITE DATA SITE AREA: 23,498 SF ZONE: PLANNED COMMERCIAL DEVELOPMENT (PCD) BUILDING:7000SF 30% COVERAGE MINIMUM SETBACKS REQUIRED FRONT: 0-12 FOOT BUILD TO AREA FRONTAGE: SIDE: 5 FOOT MINIMUM PER STORY REAR: 15' PARKING: REQUIRED PROVIDED OFFICE (4120 SF) 1 SPACE PER 300 SF (14) WAREHOUSE (3930 SF) 1 SPACE PER 600 SF (7) HANDICAP = 1 SPACE PER 25 SPACES (1) TOTAL 21 + 1 ACCESSIBLE 23 + 1 ACCESSIBLE 4 BICYCLE SPACES PROVIDED (2 U -RACKS) LANDSCAPE REQUIRED: MIN. 20% X 23,498 SF = 4700 SF LANDSCAPE PROVIDED: 5319 SF (23%) GENERAL NOTES 1. REFERENCE SHEET CO.00 FOR PROJECT BENCHMARK AND BASIS OF BEARINGS 2. W 52ND AVE DESIGN BY CITY OF WHEAT RIDGE, DATED 09.03.19. 3. APPROVED EVA SHALL BE PROVIDED DURING CONSTRUCTION. UNLESS OTHERWISE APPROVED, THE EVA SHALL CONSIST OF THE FIRST LIFT OF ASPHALT OR CONCRETE SHALL BE PROVIDED PRIOR TO COMMENCING VERTICAL CONSTRUCTION. 4. DESIGN FOR THE RETAINING WALL IS TO BE PERFORMED BY OTHERS. 5. FIRE HYDRANTS SHALL BE INSTALLED AND OPERATIONALTO PROVIDE THE MINIMUM REQUIRED FIRE FLOW PRIOR TO COMMENCING VERTICAL CONSTRUCTION. 16 8 0 16 SCALE 1" = 16' 11111111111110 ocp�_��� w N'0 0 z z z �* O o U Z w � zr U' w�c0 UZwww N ?QOQ�� Z QwwU ZQO JQz U U J 3 > w0U Q z U< zw� >�> J O i C) 1 Q 00 z A.9" m Z w LU III O U U o O w UQn p > LU p III 0 U vw U W W LS V) p 0000 N N N N i i i I� IIIco lil I�- 4' CEDAR FENCE EX. BUILDING LEGEND -- PROPERTY LINE EXISTING CURB AND GUTTER CURB AND GUTTER EASEMENT BOUNDARY LS LANDSCAPE AREA SIGNAGE [ ROAD LIGHTING SITE DATA SITE AREA: 23,498 SF ZONE: PLANNED COMMERCIAL DEVELOPMENT (PCD) BUILDING:7000SF 30% COVERAGE MINIMUM SETBACKS REQUIRED FRONT: 0-12 FOOT BUILD TO AREA FRONTAGE: SIDE: 5 FOOT MINIMUM PER STORY REAR: 15' PARKING: REQUIRED PROVIDED OFFICE (4120 SF) 1 SPACE PER 300 SF (14) WAREHOUSE (3930 SF) 1 SPACE PER 600 SF (7) HANDICAP = 1 SPACE PER 25 SPACES (1) TOTAL 21 + 1 ACCESSIBLE 23 + 1 ACCESSIBLE 4 BICYCLE SPACES PROVIDED (2 U -RACKS) LANDSCAPE REQUIRED: MIN. 20% X 23,498 SF = 4700 SF LANDSCAPE PROVIDED: 5319 SF (23%) GENERAL NOTES 1. REFERENCE SHEET CO.00 FOR PROJECT BENCHMARK AND BASIS OF BEARINGS 2. W 52ND AVE DESIGN BY CITY OF WHEAT RIDGE, DATED 09.03.19. 3. APPROVED EVA SHALL BE PROVIDED DURING CONSTRUCTION. UNLESS OTHERWISE APPROVED, THE EVA SHALL CONSIST OF THE FIRST LIFT OF ASPHALT OR CONCRETE SHALL BE PROVIDED PRIOR TO COMMENCING VERTICAL CONSTRUCTION. 4. DESIGN FOR THE RETAINING WALL IS TO BE PERFORMED BY OTHERS. 5. FIRE HYDRANTS SHALL BE INSTALLED AND OPERATIONALTO PROVIDE THE MINIMUM REQUIRED FIRE FLOW PRIOR TO COMMENCING VERTICAL CONSTRUCTION. 16 8 0 16 SCALE 1" = 16' 11111111111110 ocp�_��� w N'0 0 z z z �* O o U Z w � zr U' w�c0 UZwww N ?QOQ�� Z QwwU ZQO JQz U U J 3 > w0U Q z U< zw� >�> J O i C) 1 Q 00 z U, Z w LU - m O U U w O w UQn p > LU p J ^ L.L Q w U vw U W W V) V) 0 c� O m O i 7 A J J J J Q w 7 N N N O U �UU� LU LU UQn p N N V w O BOO No�o CV LU o N o U U U o W p 0000 N N N N i i i = ��� j LANDSCAPE I COVERAGE 5319 SF I I LANDSCAPE COVERAGE MAP SCALE: 1" = 30'-0" Know what's below. 0111 before you dig. S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO I - / SHE- OHE OHE OHE OHE OHE F— � H�-�I - �f �--CJI---------- �I -0- W. 52ND AVE ------- ----------- ------- ------ (60' R.O.W)------------- - --- STREETSCAPE BY CITY / ; —i— — 4 ° 4°Q a°moi 4 �. u e — A L;—Lo 3S G 4RU F" _ 2 RUS � 4 PBS I 21 SVA 4 GLS --— 9BRJ 7 RUS 4 PBS / I I i ROCK MULCH i 2 PBS - 9 SWIG BS9SWG ROCK MULCH INGRESS/EGRESS ESMT REC NO. 84102000 — —2 GLS 3 RUS :k I� IJ IT JII ROCK MULCH 3 GLS 3 RUS i VALLEYWATERESER DISTRICT ESMT REc. No. s2mass3 MCS ROCK MULCH — — — — — r —4-T- 1 4 L l_ EXISTING POWER LF T - / /8 FNB 1 GLS 1 GRT 2 BRJ �XISTI F POWER POLE 2 GLS 3 FNB 3 RUS 1 3 BRJ 2 GLS 1 SSC 3 FNB FCECVALENTNOE ANIELJ&EILEEN R2050 w. 52N 0 AVE 9 N02133526 f9 RUS / 190MI 1 rj1rnIn STEELEDGER NUTTALL ALKALIGRASS SEED MIX DECIDUOUS TREE EVERGREEN TREE 0 ORNAMENTALTREE 4)0�101:6 DECIDUOUS SHRUBS OGEVERGREEN SHRUBS ORNAMENTAL GRASSES + ) STREETSCAPE TREE LANDSCAPE REQUIREMENTS OPEN SPACE (5319 SF) Size Notes Habit LANDSCAPE RATIO REQUIRED PROVIDED EXISTING TREES 1 / 1000 SF 6 6 0 SHRUBS 10/1000 SF 60 79 0 PERENNIALS AND GRASSES 0 30 0 PLANT LIST Qty. Sym. Scientific/Botanic Name Size Notes Habit DECIDUOUS TREES m m LU — Cn 2 GRT GOLDENRAIN TREE 6' HT STRAIGHT TRUNK, B&B 25X25 FEET Kcelreuteria paniculata STRAIGHT SPECIMEN QUALITY, STAKED SPACING 36" O.C. ORNAMENTAL TREES Q U W Spireajaponica 'Walbuma' 2 CCP CHANTICLEER PEAR 2" CAL. STRAIGHT TRUNK, B&B 20X10 FEET Pyrus calleryana'Chanticleer' SINGLE TRUNK SPECIMEN QUALITY, STAKED SPACING T O.C. 1 SSC SPRING SNOW CRABAPPLE 2" CAL. STRAIGHT TRUNK, B&B 20X15 FEET Malus sp. 'Spring Snaa' SINGLE TRUNK SPECIMEN QUALITY, STAKED 9 EVERGREENTREES FERNBUSH 5 GAL. SPACING 60" O.C. 1 FAS FAT ALBERT BLUE SPRUCE 6'-10' HT. FULL FORM, B&B 30X15 FEET Picea pungens 'Fat Albeit' SEE PLAN SPECIMEN QUALITY, GUYED 10 2X1 FEET 2.5X5 FEET 5X5 FEET 1.5X6 FEET 4X3 FEET 0.5X5 FEET 2X3 FEET 6X3 FEET T 20 10 0 20 SCALE 1" = 20' A _ Lu `� 0 0 Z Z� ��� Z c� 4*OU w��� �Zwww ?QOC,4 `n Z o w U Z Q OJ Q Z 0U J 3 > Lu Q ZLU UU — OJ 13- 0 Q 'ITJ 00 Z DECIDUOUS SHRUBS O Q 5 RUS m m LU — Cn O U F 11 MCS MAGIC CARPET SPIREA 5 GAL. SPACING 36" O.C. —2 BRJ Q U W Spireajaponica 'Walbuma' 18"-24" HT. 5CANES MIN. W 14 GLS GRO-LOW SUMAC 5 GAL. SPACING T O.C. O O O O = Q Rhus aromatica'Grc-Lata 18"-24" HT. 5 CANES MIN. EXISTING POWER POLE 9 FNB FERNBUSH 5 GAL. SPACING 60" O.C. Chamaebatiaria millefolium 18"-24" HT 5 CANES MIN. 10 PBS PAWNEE BUTTES SANDCHERRY 5 GAL. SPACING 48" O.C. Prunus besseyi'P011 S' 18"-24" HT 5 CANES MIN. 32 RUS RUSSIAN SAGE 5 GAL. SPACING 36" O.C. _ Percy kia atriplicifolia 18"-24" HT. 5 CANES MIN. EVERGREEN SHRUBS 25 BRJ BLUE RUG JUNIPER 5 GAL. SPACING T O.C. Juniperus haizicntalis'Wiltonii' 18"-24" SPREAD 5 CANES MIN. 5 BSJ BLUE STAR JUNIPER 5 GAL. SPACING 48" O.C. Juniperus squamata'Blue Star 18"-24" HT. 5 CANES MIN. ORNAMENTAL GRASSES 33 SWG SWITCH GRASS OR INDIAN GRASS 1 GAL. SPACING 36" O.C. Saghastrum nutans ESTABLISHED 2X1 FEET 2.5X5 FEET 5X5 FEET 1.5X6 FEET 4X3 FEET 0.5X5 FEET 2X3 FEET 6X3 FEET T 20 10 0 20 SCALE 1" = 20' A _ Lu `� 0 0 Z Z� ��� Z c� 4*OU w��� �Zwww ?QOC,4 `n Z o w U Z Q OJ Q Z 0U J 3 > Lu Q ZLU UU — OJ 13- 0 Q 'ITJ 00 Z v O Q Zw m m LU — Cn O U C W O::DW U n E >J W Q (2w Q U W — V = 3 U W W W V) ' ^ �,/ J J J J J Q O m m m 7 N N N o ��O 0) V) w U n E N N "7 V W o ��O 0) N O O W O N O U U U O W O O O O = Q N N N N S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, ATTACH GUY WIRE TO TRUNK WITH SPECIFIED TREE COLLAR DOUBLE STRAND OF 12 GA. GALVANIZED STEEL WIRE TWISTED z" DIA. WHITE PVC PIPE OVER WIRE, 25" LONG MIN TEMPORARY 4" DEEP WATER RETENTION BASIN NOT NECESSARY WHEN TURF OR DRIP IRRIGATION IS OPERATING SET ROOT CROWN LEVEL WITH TOP OF SOIN IN BEDS. IN IRRIGATED TURF AREAS PLANT 3" ABOVE FINISHED GRADE APPLY SPECIFIED MULCH TO REMAIN PERMANENTLY SPECIFIED 30" STEEL POST (3 MIN.) DRIVEN VERTICALLY INTO UNDISTURVED SOIL FLUSH WITH GRADE FINISHED GRADE REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK & SIDES OF ROOTBALL THAT IS NOT 100% HEMP REMOVE BURLAP &TWINE FROM THETOP3 OF ROOTBALL REMOVE FIBER OR PLASTIC POTAFTER PLACING IN THE PIT ROOTBALLS THAT ARE BROKEN APART AFTER CONTAINMENT IS REMOVED ARE DAMAGED AND SHALL BE REJECTED HOLE SHOULD HAVE ROUGHENED SIDES SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION UNDISTURBED SUBGRADE EVERGREEN TREE PLANTING W/ GUY WIRES NOT TO SCALE SHA DE TR EES: LOWEST LI MBS MIN.6-8' FROM ROOT CROWN AFTER TWO YEARS NO LIMB SHALL BE WITHIN 8' OF PAVEMENT DO NOT CUT OR DAMAGE LEADER PRUNE ALL DEAD OR DAMAGED WOOD PRIOR TO PLANTING WRAP ENTIRE SURFACE OF TRUNK BELOW SECOND BRANCH WITH SPECIFIED TREE WRAP AND SECURE ATTACH GUY WIRE TO TRUNK WITH SPECIFIED TREE COLLAR 3" DIA. WHITE PVC PIPE OVER WIRE, 24" LONG MIN. DOUBLE STRAND OF 12 GA. GALVANIZED STEEL WIRE TWISTED TEMPORARY 4" DEEP WATER RETENTION BASIN NOT NECESSARY WHEN TURF OR DRIP IRRIGATION IS OPERATING SPECIFIED STEEL POST (2 MIN.) DRIVEN VERTICALLY TO EXTEND A MIN. OF 30" INTO UNDISTURBED SOIL SET ROOT CROWN LEVEL WITH TOP OF SOIL IN BEDS. IN IRRIGATED TURF AREAS PLANT 3" ABOVE FINISHED GRADE APPLY SPECIFIED MULCH TO REMAIN PERMANENTLY FINISHED GRADE REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK & SIDES OF ROOTBALLTHAT IS NOT 100% HEMP REMOVE BURLAP & TWINE FROM THE TOPS OF ROOTBALL REMOVE FIBER OR PLASTIC POTAFTER PLACING IN THE PIT ROOTBALLS THAT ARE BROKEN APARTAFTER CONTAINMENT IS REMOVED ARE DAMAGED AND SHALL BE REJECTED HOLE SHOULD HAVE ROUGHENED SIDES SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION UNDISTURBED SUBGRADE B DECIDUOUS TREE PLANTING NOT TO SCALE L /\ I\VV I Uf uu V1f . SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL PRUNE ALL DEAD OR DAMAGED WOOD PRIOR TO PLANTING CREATE A 2" DEEP WATER RETENTION BASIN & APPLY RING OF SPECIFIED MULCH WHEN NOT IN A BED SET ROOT CROWN OF UPRIGHTSHRUBS 1" ABOVE TOP OF SOIL. SET ROOT CROWN OF SPREADING SHRUBS ATTOP OF SOIL FINISHED GRADE OR TOP OF MULCH 3" BELOW PAVED EDGE APPLIED SPECIFIED MULCH TO REMAIN PERMANENTLY SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK & SIDES OF ROOTBALL THAT IS NOT 100% HEMP REMOVE BURLAP &TWINE FROM THETOP3 OF ROOTBALL REMOVE FIBER OR PLASTIC POTAFTER PLACING IN THE PIT ROOTBALLS THAT ARE BROKEN APART AFTER CONTAINMENT IS REMOVED ARE DAMAGED AND SHALL BE REJECTED HOLE SHOULD HAVE ROUGHENED SIDES SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION LIGHTLY COMPACTED PLACE 3" OF SPECIFIED BACKFILL BELOW THE ROOT BALL UNDISTURBED SUBGRADE C SHRUB PLANTING NOT TO SCALE RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SOD ADJACENT TO WALKS AND CURBS MULCH ADJACENT TO WALKS AND CURBS SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL FINISHED GRADE OR TOP OF SOD LEVEL WITH PAVED EDGE SPECIFIED SOD OR SEED FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED APPROX. 1" BELOW TOP OF PAVED EDGE FOR SOD AND LEVEL FOR SEED SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL FINISHED GRADE OR TOP OF MULCH Z" BELOW PAVED EDGE SPECIFIED MULCH SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED THE NECESSARY DISTANCE BELOW PAVED EDGE SPECIFIED SOD OR SEED FINISHED GRADE OR TOP OF SOD LEVEL WITH TOP OF EDGER FINISHED GRADE OR TOP OF MULCH Z" BELOW TOP OF EDGER SPECIFIED MULCH SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC SPECIFIED EDGER FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED THE NECESSARY DISTANCE BELOW TOP OF EDGER D EDGE TREATMENT NOT TO SCALE E STANDARD BIKE RACK NOT TO SCALE GLOBALINDUSTRIAL.COM, U -RACK BIKE RACK, BLACK, 2 -BIKE, FLANGE MOUNT. ITEM #T9F442804MBK igo 8'0" O.C. F CEDAR FENCE DETAIL NOT TO SCALE POST CAP 1' X8"WOOD CAP 1" X 6" VERTICAL WOOD PICKET 4" X 4" POST (TYP.) 2" X 4" BOARD (TYP.) 3" GALVANIZED DECKING NAIL (TYP.) 12" X 36" CONCRETE FOOTING (TYP.) FINISHED GRADE LANDSCAPE NOTES H 1. THIS LANDSCAPE ARCHITECTURAL SITE PLAN IS TO BE USED IN v� ' m m m RECOMMENDED RATES. m>>> CONJUNCTION WITH THE CIVIL, IRRIGATION, ARCHITECTURAL, MECHANICAL AND ELECTRICAL PLANS TO _ � o cO,04 (-,o) E 7 O LSo FORM COMPLETE INFORMATION REGARDING THIS SITE. N O O O Z Z zLuUr Z z C9w030c0 UZiwww — 0 2. LANDSCAPE CONSTRUCTION SHALL CONFORM TO ALL APPLICABLE ? Q O N< c Z_ � STATE AND LOCAL CODES AND SPECIFICATIONS. J U o Q U _ U REMOVE CONTAMINATED SOIL. BACKFILL WITH SPECIFIED TOPSOIL. r tn�Z� N p wap � 3. ALL MATERIAL AND WORKMANSHIP SHALL BE GUARANTEED FOR ONE YEAR, FROM DATE OF FINAL Z Q OJ o Q Z ACCEPTANCE. u U J 3 AND ORDERLYDURING AND UPON COMPLETION OF HIS WORK. � Q ^ ZU F CEDAR FENCE DETAIL NOT TO SCALE POST CAP 1' X8"WOOD CAP 1" X 6" VERTICAL WOOD PICKET 4" X 4" POST (TYP.) 2" X 4" BOARD (TYP.) 3" GALVANIZED DECKING NAIL (TYP.) 12" X 36" CONCRETE FOOTING (TYP.) FINISHED GRADE LANDSCAPE NOTES H 1. THIS LANDSCAPE ARCHITECTURAL SITE PLAN IS TO BE USED IN v� ' m m m RECOMMENDED RATES. m>>> CONJUNCTION WITH THE CIVIL, IRRIGATION, ARCHITECTURAL, MECHANICAL AND ELECTRICAL PLANS TO _ � o cO,04 (-,o) E O O O LSo FORM COMPLETE INFORMATION REGARDING THIS SITE. N O O O Z Z zLuUr Z z C9w030c0 UZiwww — 0 2. LANDSCAPE CONSTRUCTION SHALL CONFORM TO ALL APPLICABLE ? Q O N< U Z_ � STATE AND LOCAL CODES AND SPECIFICATIONS. J U o Q U _ U REMOVE CONTAMINATED SOIL. BACKFILL WITH SPECIFIED TOPSOIL. r tn�Z� N p wap J 3. ALL MATERIAL AND WORKMANSHIP SHALL BE GUARANTEED FOR ONE YEAR, FROM DATE OF FINAL Z Q OJ Lu Q Z ACCEPTANCE. u U J 3 AND ORDERLYDURING AND UPON COMPLETION OF HIS WORK. � Q ^ ZU U 3 4. LANDSCAPE CONTRACTOR SHALL EXAMINE THE SITE CONDITIONS UNDER WHICH THE WORK IS TO BE Y U PERFORMED AND NOTIFY THE GENERAL CONTRACTOR IN WRITING OF UNSATISFACTORY CONDITIONS. DO 00 3 W p NOT PROCEED UNTIL CONDITIONS HAVE BEEN CORRECTED. w � ' ^ v z 0 'ITJ 5. BEFORE COMMENCING WORK, CONTACT APPROPRIATE UTILITY 00 COMPANIES FOR UTILITY LOCATIONS, AND COORDINATE WITH GENERAL CONTRACTOR IN REGARD TO LOCATION OF PROPOSED UTILITIES, IRRIGATION SLEEVES, CONDUITS, ETC. 6. ALL PLANT MATERIALS SHALL MEET OR EXCEED SIZE IN SCHEDULES. 7. OWNER'S REPRESENTATIVE RESERVES THE RIGHTTO REFUSE PLANT MATERIALS WHICH DO NOT MEET THE QUALITY REQUIRED FOR THE PROJECT. ALL DECIDUOUS TREES SHALL HAVE FULL, WELL -SHAPED HEADS, ALL EVERGREENS SHALL BE UNSHEARED AND FULLTO THE GROUND. PLANTING PROCEDURES SHALL CONFORM TO DETAILS. 8. ALL TREE AND SHRUB BED LOCATIONS ARE TO BE STAKED OUT ON SITE FOR APPROVAL BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION. 9. ROCK MULCH: INSTALL 3 -INCHES OF 24", LOCALLY AVAILABLE, WASHED RIVER ROCK MULCH IN ALL SHRUB BEDS OVER TYPAR 3301 WEED MAT OR APPROVED EQUAL, AFTER APPLYING PRE -EMERGENT HERBICIDE. 10. ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE OR OTHER CONTAINMENT MATERIAL, EXCEPT FOR THE BURLAP, REMOVED FROM THE TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. 11. GROUNDCOVER IN THE DETENTION POND SHALL BE A NUT -FALL ALKALIGRASS SEED MIX FROM ARKANSAS VALLEY SEED. 12. DISTRIBUTE IMPORTED TOPSOIL OVER AREAS TO BE GRASSED TO A MINIMUM DEPTH OF FOUR (4") INCHES, AND TO A DEPTH OF TEN (10") INCHES IN SHRUB AND PERENNIAL BEDS. TOPSOIL TO BE NATURAL, FRIABLE, FERTILE, FINE LOAMY SOIL FREE FROM WEEDS, LITER, GRASS, STONES LARGER THAN 1", ROOTS OR ANY OTHER MATERIAL WHICH MAY BE HARMFUL TO PLANT GROWTH. 13. SOIL PREPARATION: MIX THE FOLLOWING SOIL AMENDMENTS AND APPLY TO SOD AND SHRUB BED AREAS. A. ASPEN RICH COMPOST-- 4 CUBIC YARDS PER 1,000 S.F. B. COMMERCIAL FERTILIZER (20-10-5): 10 lbs. PER 1,000 S.F. C. SUPERPHOSPHATE: 10 lbs. PER 1,000 S.F. 14. BACKFILL FOR TREES AND SHRUBS: SHALL CONSIST OF 1/3 ASPEN RICH COMPOST AND 2/3 SITE SOIL. FERTILIZE WITH AGRI-FORM TABLETS AT MANUFACTURER'S v� ' m m m RECOMMENDED RATES. m>>> v 7 N N N 0 Q 10 10 7 w Lu N O O p N (1) v 15. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FINISH GRADES IN LANDSCAPE AREAS. w z 0N O — 0 16. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTROL AS NECESSARY BYTHIS WORK. w rn U 0000 0 p w 17. TESTSOIL IN PROPOSED LANDSCAPE AREAS PREVIOUSLY PAVED OR BUILT ON FOR STERILENT AND V) REMOVE CONTAMINATED SOIL. BACKFILL WITH SPECIFIED TOPSOIL. 0 p J Lu 18. CONTRACTOR SHALL REPAIR ALL DAMAGE DUE TO HIS CONSTRUCTION AND KEEP PROJECT AREAS CLEAN J Q AND ORDERLYDURING AND UPON COMPLETION OF HIS WORK. w p ^ w U 3 w W w � ' ^ v J J J J Q 0 m m m w m>>> 7 N N N 0 10 10 7 w Lu N O O p N (1) v LL 0 10 10 7 N O O Lu 0N O o w Q 0000 = p N N N N V) fluKnow what's below. ® Call before you dig. S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CIN OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 3 TRASH ENCLOSURE FRONT 3/16" = 1'-0"J4 TRASH ENCLOSURE SIDE 3/16" = 1'-0" 1'-0" _ _ __ - _ -_ - - '_• - 1'-011 1 1/2" o a�' ;{> v `)' 1 1/211 '= _ _ •,p • _ _ _ _ _ _ _ _ _ _ _ _t _ _ 'i ,i-• .,( •-f �-! 1. r p 0z O z m 0 i NORTH ELEVATION (PRIMARY STREET FRONT) I FACADE AREA -1,753 SF ii ■■■ viii I 1 GLAZING w 528 SF 30.1% 2 MANF. STONE COLOR A W 287 SF 16.4% 3 MANF. STONE COLOR B 304 SF 17.3% 4 TEXTURED METAL PANEL - PEBBLE FINISH 634 SF 36.2% 5 RIBBED METAL PANEL LU V) V) 0 SF _IM TRANSPARENCY 216 SF 33.3% SOUTH ELEVATION cn m m mZ:)ZDZD FACADE AREA -1,673 SF .■. Z:) C/) co 1 GLAZING 66 SF 3.9% 2 MANF. STONE COLOR A V) 0 SF 0% 3 MANF. STONE COLOR B LU 0 SF 0% 4 TEXTURED METAL PANEL - PEBBLE FINISH 0 SF 0% 5 RIBBED METAL PANEL 1,607 SF 96% EAST ELEVATION FACADE AREA -1,664 SF 1 GLAZING 294 SF 17.7% 2 MANF. STONE COLOR A 347 SF 20.8% 3 MANF. STONE COLOR B 115 SF 6.9% 4 TEXTURED METAL PANEL - PEBBLE FINISH 344 SF 20.7% 5 RIBBED METAL PANEL 417 SF 25.1% WEST ELEVATION FACADE AREA -1I664 F 1 GLAZING 297 SF 17.8% 2 MANF. STONE COLOR A 212 SF 12.7% 3 MANF. STONE COLOR B 188 SF 11.3% 4 TEXTURED METAL PANEL - PEBBLE FINISH 303 SF 18.2% 5 RIBBED METAL PANEL 243 SF 14.6% TOTAL BUILDING FACADE AREA - 6,754 SF 1 GLAZING 1,185 SF 17.5% 2 MANF. STONE COLOR A 846 SF 12.5% 3 MANF. STONE COLOR B 607 SF 9% 4 TEXTURED METAL PANEL - PEBBLE FINISH 1,281 SF 19% _ _ _ �t• _ _ .-„ _ _ _ _ _ 'J tI_ ,ate_ _ •y _ - _ - 2J-'• _ sem_ _ _ _ _ :',_ _ _ _ _(•_ _ _ _ _,.- _ - 33.6% o- o- ��� I W - 2 EXTERIOR - NORTH ELEVATION I���t= � !— —���—.tet♦— I ���� --s � � - - e - f�fs�■,As�s�s�■,As�■,As�� f�s�s�� ®■■ �®moi r p 0z O z m 0 i NORTH ELEVATION (PRIMARY STREET FRONT) I FACADE AREA -1,753 SF ii ■■■ viii I 1 GLAZING w 528 SF 30.1% 2 MANF. STONE COLOR A W 287 SF 16.4% 3 MANF. STONE COLOR B 304 SF 17.3% 4 TEXTURED METAL PANEL - PEBBLE FINISH 634 SF 36.2% 5 RIBBED METAL PANEL LU V) V) 0 SF _IM TRANSPARENCY 216 SF 33.3% SOUTH ELEVATION cn m m mZ:)ZDZD FACADE AREA -1,673 SF .■. Em �,=-e0� mmm '_s �s��s�'■ 4 jivill MEMO -- IN � ■i�®e�®e�e�.� �■i��®ewe}®e}� �e�e�®_�� IN 54-L - - - � M - ?aE - - - kom a s` e s Is r �.i i i fiif0''��■��i-���e���-���-���e���-moi i i>e �mee a i�iie coir ea�:eaaeaaear�aaear�aaearea� bio EXTERIOR -WEST ELEVATION 3/16" = 1'-0" ROOF � 127' - LEVEL 2 112'-0" CEILING � 109' - 0" v LEVEL 1 � 100'-0" v MATERIAL LEGEND r p 0z O z m 0 i NORTH ELEVATION (PRIMARY STREET FRONT) Z FACADE AREA -1,753 SF 0 I 1 GLAZING w 528 SF 30.1% 2 MANF. STONE COLOR A W 287 SF 16.4% 3 MANF. STONE COLOR B 304 SF 17.3% 4 TEXTURED METAL PANEL - PEBBLE FINISH 634 SF 36.2% 5 RIBBED METAL PANEL LU V) V) 0 SF 0% TRANSPARENCY 216 SF 33.3% SOUTH ELEVATION cn m m mZ:)ZDZD FACADE AREA -1,673 SF Z:) C/) co 1 GLAZING 66 SF 3.9% 2 MANF. STONE COLOR A V) 0 SF 0% 3 MANF. STONE COLOR B LU 0 SF 0% 4 TEXTURED METAL PANEL - PEBBLE FINISH 0 SF 0% 5 RIBBED METAL PANEL 1,607 SF 96% EAST ELEVATION FACADE AREA -1,664 SF 1 GLAZING 294 SF 17.7% 2 MANF. STONE COLOR A 347 SF 20.8% 3 MANF. STONE COLOR B 115 SF 6.9% 4 TEXTURED METAL PANEL - PEBBLE FINISH 344 SF 20.7% 5 RIBBED METAL PANEL 417 SF 25.1% WEST ELEVATION FACADE AREA -1I664 F 1 GLAZING 297 SF 17.8% 2 MANF. STONE COLOR A 212 SF 12.7% 3 MANF. STONE COLOR B 188 SF 11.3% 4 TEXTURED METAL PANEL - PEBBLE FINISH 303 SF 18.2% 5 RIBBED METAL PANEL 243 SF 14.6% TOTAL BUILDING FACADE AREA - 6,754 SF 1 GLAZING 1,185 SF 17.5% 2 MANF. STONE COLOR A 846 SF 12.5% 3 MANF. STONE COLOR B 607 SF 9% 4 TEXTURED METAL PANEL - PEBBLE FINISH 1,281 SF 19% 5 RIBBED METAL PANEL 2,267 SF 33.6% E3 w 0 � w N W OU w = w J�Oo Uz U WS) QUOOLA�ZUQry zUzd) a: z7-LUv) Ozpp JwCLp 014 CL U ED LUJ Q OoJ Uz a- •o Q 0 J z r p 0z O z m 0 i J v z Z w 0 I 112'-0" w O� N O O o W Lu W LU w C) V w U 06 LU V) V) V) C14 C14 CN CN ROOFr 127' - 11 " p 0z O z m 0 i Z LEVEL 2 v O Q 112'-0" 0 N O O Lu W Qa a a) CD w JI Q J Q w w C14 C14 CN CN 5 cn m m mZ:)ZDZD Z:) C/) co =D m V) UUUU LU N p 0 _ O o N M [ [ [ [ TP LEVEL 1 100'-0" 10% M 0 N O O Lu o -o Qa a a) CD w � N O O O O w C14 C14 CN CN cn Know what's below. 9 ® Call before you dig. S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 2 EXTERIOR - SOUTH ELEVATION 3/1611 = 1 '-0" ROOF 127' - 11" LEVEL 2 112'-0" LEVEL 1 100'-0" LX I LKIUK - LAb I LLLVA I IUN 3/1611 = 1 '-0" MATERIAL LEGEND NORTH ELEVATION (PRIMARY STREET FRONT) FACADE AREA -1,753 SF 1 GLAZING 528 SF 2 MANF. STONE COLOR A 287 SF 3 MANF. STONE COLOR B 304 SF 4 TEXTURED METAL PANEL - PEBBLE FINISH 634 SF 5 RIBBED METAL PANEL TRANSPARENCY SOUTH ELEVATION FACADE AREA -1,673 SF 1 GLAZING 2 MANF. STONE COLOR A 3 MANF. STONE COLOR B 4 TEXTURED METAL PANEL - PEBBLE FINISH 5 RIBBED METAL PANEL EAST ELEVATION FACADE AREA -1,664 SF 1 GLAZING 2 MANF. STONE COLOR A 3 MANF. STONE COLOR B 4 TEXTURED METAL PANEL - PEBBLE FINISH 5 RIBBED METAL PANEL WEST ELEVATION FACADE AREA -1,664 SF 1 GLAZING 2 MANF. STONE COLOR A 3 MANF. STONE COLOR B 4 TEXTURED METAL PANEL - PEBBLE FINISH 5 RIBBED METAL PANEL TOTAL BUILDING FACADE AREA - 6,754 SF 1 GLAZING 2 MANF. STONE COLOR A 3 MANF. STONE COLOR B 4 TEXTURED METAL PANEL - PEBBLE FINISH 5 RIBBED METAL PANEL ROOF 127' - 11 " �! LEVEL 112'-0" LEVEL 100'-0" 0 SF 216 SF 66 SF 0 SF 0 SF 0 SF 1,607 SF 294 SF 347 SF 115 SF 344 SF 417 SF 297 SF 212 SF 188 SF 303 SF 243 SF 1,185 SF 846 SF 607 SF 1,281 SF 2,267 SF 30.1% 16.4% 17.3% 36.2% 0% 33.3% 3.9% 0% 0% 0% 96% 17.7% 20.8% 6.9% 20.7% 25.1% 17.8% 12.7% 11.3% 18.2% 14.6% 17.5% 12.5% 9% 19% 33.6% E3_ w 0 J W � z m OU w = w J�Oo Uz U WS) QUOOLA�ZUQ� Z()Z6 QQZwv) Ozpp swap U LU LU J r, Q Q V OoJ U0 a- No 00 z r z V IL z Z CIO LU IL 0 =D LU J LU 0 CL C) V) U 06 LU V) vi V) LU C� Q LU 0 0 O z m 0 N Z 0 Q w I w Z J m o J Q Z H 0 < o m m z:) o ZD o M Z oN 0 V N O U V)U o U LU o, N -o�_ N M 0 0 O z m 0 N Z 0 Q w I w Z J m 10 %O o M 0 N O o0 Lu o, N Qa O o: o0 oo w 0 0 0o w N 04 NN _ S&S PLUMBING PLANNED COMMERCIAL DEVELOPMENT A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO NORTH LINE OF SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. 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FIXTURE BB FIXTURE AA LEJ Gardco PumForm LED wali xo -ce r omfort PWS otters a sleek, low Profile design that will complement a range of architectural styles Comfort optics are designed to enhance msual comfort by reducing glare. PureForm wall sconce provides up to 10,700 (omens to accommodate multiple mounting heights up to 20, and is available with Type 2, 3, 4, optical distributions. A full range of - control options is avaElable for additional energy savings. Optional emergency battery backup option Is available for path -of -egress and Is Integral to the lummaee. S&S PLUMBING III xs. Is w"Darr..'"tow. tto-i-, nerrerv..wcmeur t z'oam..'rwwle.r'nxnx.e^mm�xvmnw wmruxr Not "loWe il.t.0 rwmazr'nrvvrmeHuft . XolawlMbwrinalMmmroloWm s xn monw. auae«nhmm.-v E MWwMaeenMn..PY. .�M.l...mvomzm 9 fool tarak➢4Mnemennrtvta'm NMp riMlyr¢BPp Pvi4-vu."rn.A rr.'Lxmn eemren rvre o+s.rers lkmrl r. 20036LEDMG-BRZ/FST Name Sandpiper AN - mom s mW- a le o w tool oNo O rryy u zw m.v all wn nN Eav Xa loo. NWAO` M'ma au IN, o'col a'w� wm gpar Nook, m o ewrromerl.u'.a'.o .u,u" mu sXem. uwr _e.ue.ss exw mo m..wazwnsuewezrsvnuxn�v.rr.i¢w.6.nt n xaaawee.nnsirMursvn.vm'_:amnd iLL4v prrwmrmerresrcwc[rue. a g©a IME n z `J' n Q WA Length r. 0.5' Z WA Width :: 4.5' Diameter:: Z M CID Project Name : S&S PLUMBING w 9" Location:: 4.5' L Type:: BB 0 Vofiage r. Quantity:: J w Wattage :: Notal:: > I No w IL 0 20036 7F1n1sh:: LL V) 541594223316 e:: Wall w ze (BRZ) 3400 Difuser:: Frosted(F5i) '0^v v AAL Finishes :: Satin (SA Aft, Diffusers :: N/A Energy Star :: Fbdure Campy Length :: WA Length r. 0.5' Width :: WA Width :: 4.5' Diameter:: 6" Diameter:: WA Extensil 9" Height:: 4.5' Height:: 18" Yes Vofiage r. Overall Height :: WA Max. N V Wattage :: DaellNpatio Specification IthotomeMcs Recommended Dimmer Location Rating:: Wet Frame Material:: Aluminum CCT:, 3000 Not Dimmable Cergficatocal cETLus Difuser Material:: Glass Cl 90 W IES File:: Yes Vofiage r. 120-277V N V Wattage :: 30W JAB Compliant:: No Lamping Type:: Dedicated Nominal Title 20 Compliant :: N/A LID W mens :: 3400 Lamping Base:: SSL Energy Star :: No2314attage Lamp : 2 Delivered ADA Complant :; No Lamp Wattage:! ::! 15 W Wmens:: Crim ppeme:: WA: ArkkaW Yana:: WA Mal Grade ;: Yes Total Wattage :: 30 W Emergency Lighting c No Lamps Included a Yes Wananly:: 5Year Limited J -Box Type:: Standard Lim Drawing 01 Lin Dewing t2 IES RIO IV 9" cw`.a .a........ t Upon Hwn I A92aoa z1 U LT 16 S 0 16 SCALE 1" = 16' IS O tT 0 Z m 0 Z Q J d 0 w 0 H 0 d N O 0 -0 W O - W U U m o U W U U U W UD., N V N M i N O -0 W O - W U U m o Q W 0000 = EXHIBIT 5: APPLICANT LETTER November 4, 2019 City of Wheat Ridge 7500 West 291' Avenue Wheat Ridge, CO 80033 Re: 12060 West 52nd Avenue This letter is an explanation for the increased office space of our building. When Scott and I purchased the vacant lot around 2002, our business was smaller than it is now in 2019. The original idea for what we would build on the lot was still a similar environment for our commercial plumbing contracting business to operate as it is now; a flex space with office and warehouse space. In 2002, 1 only had one person helping me in the office and Scott did all of his `office work" in the field. We were overworked even then, but now are more realistic about the amount of help that is required to efficiently and productively operate our business. We currently have 5 of us in the office and I will be hiring at least one more. Additionally, our employee that manages our stored plumbing materials, currently housed in multiple storage units, will have a warehouse manager position. Scott and I established S&S Plumbing Services, Inc. in 1993 and incorporated in 1997. We are extremely proud of the hard work, determination, excellent relationships and a bit of luck that went into building our plumbing contracting business into the successful operation that we have today. We look forward to building a beautiful, functional building that will reflect our pride in the excellent plumbing work that we do. Best regards, Q'i X14 Alice Hinkle 12060 W 52ND Avenue LLC 3420 Garland Street Wheat Ridge, CO 80033 303-946-8921 alice@sspsdenver.com Planning Commission 18 Case No. WZ-19-05 and W4-19-05/S&SPlumbing