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Home My WebLink About02-20-20I City of WheatP,idge PLANNING COMMISSION AGENDA February 20, 2020 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on February 20, 2019 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 — February 6, 2020 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. WS -18-04: An application filed by Billy Wang for approval of a 15 -lot major subdivision on a property zoned Mixed Use -Neighborhood (MU -N) and located at 6230 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 No. WZ-19-10: An application filed by Davis Partnership Architects, on behalf of SCL Health for approval of an amendment to the underlying zoning to increase the allowable height for hospital uses at Clear Creek Crossing on a property zoned Planned Mixed Use Development (PMUD). C. Case No. ZOA-20-02: An ordinance amending Chapter 26 of the Wheat Ridge Code of Laws, pertaining to the design and platting of multifamily development and attached single family homes. 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 February 6,2020 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a' Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE n Will Kerns Daniel Larson Scott Ohm Richard Peterson Jahi Simbai Vivian Vos Melissa Antol Janet Leo Lauren Mikulak, Planning Manager Scott Cutler, Planner 11 Jordan Jefferies, Civil Engineer II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner PETERSON and seconded by Commissioner LARSON to approve the order of the agenda. Motion carried 6-0. APPROVAL OF MINUTES —January 16, 2020 It was moved by Commissioner VOS and seconded by Commissioner PETERSON to approve the minutes of January 16, 2020, as written. Motion carried 6-0. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes February 6, 2019 -I— No one wished to speak at this time. PUBLIC HEARING A. Case No. WZ-19-07: an application filed by A&K Investments for 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 for the property located at 9800 West 38th Avenue. Mr. Cutler gave a short presentation regarding the zone change and the application. He entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. He stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. In response to Commissioner VOS' inquiries regarding the two other developments in the area, Mr. Cutler explained both are just west of Kipling. One will be a small commercial building near Starbucks and the other will be 4 duplexes equaling 8 units just west of the dental office. Commissioner VOS also asked what the improvements to Kipling Street will consist of. Mr. Jeffries explained that a 2°d turn lane will be added to both eastbound and westbound 38"' Avenue. He mentioned the City is hoping to start construction on this project this coming summer with completion by the end of 2020. He said this should alleviate turning delays and backups in the area. In response to Commissioner OHM'S concerns about the alley design, Mr. Jeffries said that unless there is a compelling reason or high volume to warrant a right- in/right-out, it will stay full movement. He also explained the distribution of cars to both 38"' Avenue and Johnson Street is better than all traffic going to one street or the other. Ms. Mikulak added that Fire prefers two points of access. Commissioner OHM also asked why the alley has a sidewalk. Mr. Cutler clarified that it serves as an alley to access the duplexes, but is also the front yards to the single family homes and is a way for guests walking from the parking area to the front doors of the homes. In response to concerns of sight distance, topography, and detention maintenance, Ms. Mikulak mentioned this will be looked at during the design or SDP phase of the project. Commissioner KERNS inquired why there are 4 parking spaces on the property. Planning Commission Minutes -2— February 2— February 6, 2019 Mr. Cutler explained that it is a result of comments from the Neighborhood Meeting to ensure there is enough on-site/off-street parking. Ardalan & Khn Hardi, applicant 10240 West 34' Place, Wheat Ridge Mr. & Mrs. Hardi gave a brief explanation of their history in the Wheat Ridge area and said they would like to build a nice community that they could also live in in the near future. Christine Simcox, Architect 11103 San Juan Range Road, Littleton Ms. Simcox gave a brief presentation mentioning that adjustments to the project had been made in response to the community's concerns at the neighborhood meeting. She said that reducing the density, the type of dwelling units and height have all been changed. She also showed conceptual drawings. In response to traffic concerns and the slope of the drive on the We'3't 30' Avenue side Mr. Cutler mentioned there was an engineering traffic analysis done which includes the numbers for this development. Mr. Jefferies added the slope of the drive will be looked at during the development phase and mentioned CDOT limits slopes to 10% and the city likes to see about 8-9%. Ms. Mikulak added that storm water runoff will also be looked at during the SDP phase and confirmed this is a buildable lot, but these types of design details will be looked at during a later phase after zoning is established. 11 Mr. Hardi addressed questions about the changes made to this development and said the community didn't like the height of the proposed townhomes and did not want townhomes built on this property. He mentioned they reduced the total number of units from 12 to 10, substituted duplexes instead of townhomes and reduced the height of all the buildings. In response to questions about the size of the single family home driveways and if there is enough room to park cars on them, Ms. Simcox explained these are conceptual drawings and details will be finalized later and different designs can be made to accommodate parking, she also reminded the Commissioners there are 4 spaces for parking on site and also parking on Johnson Street. The zoning establishes minimum on-site parking requirements. Commissioner VOS asked why the 2 end units on the duplexes are 3 stories and if they will block the view of the neighbors to the east of this development. Mr. Hardi explained that because the end units are not as wide they added another story to get the space needed to complete the unit. Ms. Simcox added it gives Planning Commission Minutes -3— February 3— February 6, 2019 variety to the look. Mr. Hardi described the grade changes in the area. The subject site is lower than the neighborhood to the east which is higher in elevation. Guy Stanfield, resident 9870 West 37' Avenue Mr. Stanfield appreciated the concessions that were made from the neighborhood meeting. His concerns with the development are potential traffic and parking issues. Suzanne Stanfield, resident 9870 West 37' Avenue Ms. Stanfield fears other properties in the neighborhood will be rezoned if this one is approved. Her concerns are also traffic and parking in the area Becky Lewthwaite, resident 9860 West 37' Avenue Ms. Lewthwaite said the applicants seem very nice and would love to have them as neighbors and thanked them for listening to the neighbors at the neighborhood meeting. Her concerns are parking and traffic as well. Margaret Nelson, resident 9865 West 37' Avenue Ms. Nelson moved to this area because there was no high density zoning and that is her concern. She mentioned she would like to see R-2 zoning. Celaine Novak, resident 9795 West 38' Avenue Ms. Novak has concerns about traffic and the shadowing from the buildings onto the 381' Avenue sidewalks which will create ice. Carol Matthews, resident 3851 Hoyt Street Ms. Matthew's concerns relate to the density of the PRD and potential for more rentals. She also has concerns about parking and traffic. Odarka Fights, resident 10580 W 44' Avenue Ms. Figlus is concerned that the development is not in keeping with the purpose of a PRD or the Comprehensive Plan. She also had concerns with parking and traffic. Planning Commission Minutes -4— February 4— February 6, 2019 Mark Doody, resident 3460 Independence Court Mr. Doody has lived in the area for 25 years and there has been not many changes and that is why he likes it here. He mentioned the duplexes on Iris and does not want to see the same thing here. Mr. Doody thinks the property would be better subdivided with 4 single family homes built. Ihor Figlus, resident 9775 West 36 Avenue I♦ Mr. Figlus' concerns are the setbacks between the duplexes, and he feels this development is out of character for the neighborhood. He would like to see no more than 4 units on this property and feels the property values will drop in the area. Chair OHM requested that staff respond to the concerns raised. Ms. Mikulak explained that the purpose of this meeting is to focus on the zoning as it is proposed, and not the merits of other zoning options. She also mentioned that the Comprehensive Plan calls for diversifying the housing stock which would give buyers more options for starter homes and different size properties for people who cannot maintain large pieces of land. She added that the Comp Plan also calls for investing and developing vacant properties on primary corridors. Ms. Mikulak clarified that the Comp Plan does not call for zone changes of established neighborhoods, so there should not be a domino effect of zone changes in the area. Ms. Mikulak agreed this development would be more dense than the R-1 to the south, but similar in density to the Iris Court development to the east. She also said it is very common for communities to have something slightly more dense on a busier corridor such as 381' Avenue. She also mentioned that the City cannot control rentals based on the Federal Fair Housing Law. Commissioner VOS remembered a similar case for this property being heard by Planning Commission and City Council and wondered why is failed. Ms. Mikulak explained it failed to be approved by City Council because there was a legal protest filed against it which requires a super majority vote; the case received 5 positive votes, but need 6 positive votes to be approved. It was moved by Commissioner KERNS and seconded by Commissioner LARSON 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. 38th Avenue, for the following reasons: Planning Commission Minutes - 5— February 6, 2019 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, 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. 6. The proposed density is less than half the allowed density for that zone district. A friendly amendment by Commissioner PETERSON was accepted by Commissioners KERNS and LARSON to drop the word density from reason number 3 and added reason number 6. During discussion, Commissioner KERNS expressed support for the project given the walking distance to amenities such as the school, grocery store, park, and recreation center. Commissioner SIMBAI expressed concerns regarding traffic and parking. Commissioner OHM observed that the density appeared to be an appropriate transition. Commissioner OHM, LARSON and KERNS would like staff and the applicant to look at the driveways, sight distance, and grade of the alley near 38"' Avenue, and shadow and icing issues during the design phase. Motion carries 4-2 with Commissioners SIMBAI and VOS voting against. B. Case No. WZ-19-05 & WA -19-05: an application filed by Real E Solutions, LLC and Point Consulting, 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 for the property zoned Planned Commercial Development (PCD) and located at 12060 West 52°d Avenue. Mr. Cutler gave a short presentation regarding the SDP, Variance and the application. He entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. He stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Planning Commission Minutes -6— February 6— February 6, 2019 Commissioner SIMBAI wanted confirmed that the ODP had not expired given that it was approved some time ago. Ms. Mikulak explained that ODP's do not expire and once zoning is approved it exists in perpetuity. Commissioner LARSON wanted clarification of the original ODP and restrictions to the office space. Mr. Cutler and Ms. Mikulak explained the office/warehouse percentages in the ODP, in the current City Code, and some of the conflicts that appear when comparing the first and second sheets of the ODP. Commissioner VOS wanted build -to requirements explained along with the parking requirements. Mr. Cutler said City Code requires buildings to be closer to the street so the entrances are closer to the street and the parking is located to the side or rear nad is less visible to enhance the streetscape. He also explained that the proposed amount of parking exceeds City Code for industrial buildings. In response to a question from Commissioner OHM there was discussion over the merits of curbing and landscaping between the shop bays on the west side. Commissioner OHM asked if there will be light spillage north of the property line. Mr. Cutler explained that on the north side of the property 52nd Avenue is getting an upgrade as part of a City project and there will be light there as well. He also mentioned that the lighting on the west is existing. Staff confirmed illumination of drives and walks is acceptable. Alice Hinkle, applicant 3420 Garland Street Ms. Hinkle gave a brief history of their plumbing business, she mentioned they are proud of their employee base which has increase over the years and this is why they want the office space to be bigger to meet the current and future needs of the business. Commissioner LARSON asked where they are located currently and to explain their employee base. Ms. Hinkle mentioned they currently rent office space and have some small storage space for materials. She explained there are 5 office staff and 15 plumbers who Planning Commission Minutes -7— February 7— February 6, 2019 take their trucks home with them every night so no trucks will be stored on site overnight. Commissioner VOS asked what the anticipated percentage of office space and warehouse space is being proposed. Ms. Hinkle said 52% will be office space. Commissioner VOS asked if the variance is because the business has changed over the years. Ms. Hinkle said yes and the building will be A�able and sellable; it will be marketable, but intention is to keep it. Commissioner OHM wanted to make sure the caliper of the trees is corrected by staff and inquired about the existing trees on site. He also had concerns about the heights and types of some trees near the power poles. He would also like to see the plant schedule clarified to name indian grass not switch grass. Ms. Hinkle said most of the existing trees have been removed. She added the bay doors will be for trucks to backup and load and unload trucks and there are no curbs around the landscaping. It was moved by Commissioner VOS and seconded by Commissioner SIMBAI 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. Motion carries 6-0. It was moved by Commissioner LARSON and seconded by Commissioner PETERSON to APPROVE Case No. WZ-19-05, a request for approval of a Planning Commission Minutes -8— February 8— February 6, 2019 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 condition: 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. Motion carries 6-0. 8. OLD BUSINESS Ms. Mikulak explained that Wheat Ridge Speaks is up and running at www.wheatridgespeaks.org and had the business cards for WR Speaks handed out to Commissioners. Commissioner LARSON thought it ran very smooth and was intuitive. There was a brief discussion on how WR Speaks works. 9. NEW BUSINESS 10. ADJOURNMENT It was moved by Commissioner PETERSON and seconded by Commissioner SIMBAI to adjourn the meeting at 9:37 p.m. Motion carried 6-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes February 6, 2019 9— ♦�4le 1w Ir Wh6atRiLd e g CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: February 20, 2020 (Planning Commission) / March 9, 2020 (City Council) CASE MANAGER: Scott Cutler CASE NO. & NAME: WS -18-04 / Wang ACTION REQUESTED: Request for approval of a 15 -lot major subdivision. LOCATION OF REQUEST: 6230 W. 38th Avenue APPLICANT/OWNER (S): 6230 West 38' Avenue (LLC) (Billy Wang) APPROXIMATE AREA: 29,779 square feet (0.684 acres) PRESENT ZONING: Mixed Use—Neighborhood (MU -N) PRESENT LAND USE: Vacant ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) SUBDIVISION REGULATIONS (X) DIGITAL PRESENTATION Location Map Planning Commission 1 Case No. WS -18-04I Wang Site All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WS- 18-04 is an application for a major subdivision on property located at 6230 W. 381' Avenue. There are 15 lots proposed, plus one open space tract; 14 of the lots will be for townhome development at the rear of the site, and one (1) lot for office development along the street frontage. Access, utility, and drainage easements are also included in the subdivision plat. This request is considered a major subdivision, which requires Planning Commission to make a recommendation to City Council who is the final authority for approval. The purpose of a subdivision plat is not to review specific site plan details, but rather to confirm appropriate lot configuration, access, rights-of-way, easements, and utility service to the site in order to create developable parcels for a land use that is already permitted by the underlying zoning. The plat will also allow the townhomes to be purchased separately. A Site Plan for the property was reviewed concurrently with the subdivision plat. The Community Development Director approved the Site Plan on February 6, 2020. Site Plans are subject to administrative review only, as the proposal adheres to all of the Mixed Use - Neighborhood (MU -N) requirements. Civil construction documents have been reviewed and approved by the Engineering Division. While the Site Plan application is related, it is not part of the platting request and should not influence Planning Commission's recommendation on the subdivision. II. EXISTING CONDITIONS The subject site is located on the south side of W. 38"' Avenue between Kendall Street and Jay Street and is currently vacant (Exhibit 1, Aerial). It is zoned Mixed Use - Neighborhood (MU -N), as are most of the properties along 38ffi Avenue in this area (Exhibit 2, Zoning). The property to the east on 38ffi Avenue, zoned MU -N, contains a six -unit apartment building. Single-family homes on small lots are located to the east and southeast along Jay Street, and are zoned Residential -One C (R -1C). The property to the west is zoned MU -N and contains the Christopher House nursing home, a multi -unit institutional use. Highland West Planned Residential Development, an 11 -story apartment building, is located further to the west. The north side of 38ffi Avenue contains a mix of uses, zoned MU -N, including a property with multiple residential units, a vacant commercial building, and a childcare center. The subject site is comprised of two lots in the Conway Heights Subdivision. Combined, they are approximately 29,779 square feet (0.684 acres), according to the survey. A house on the property was demolished in 2006 and it has been vacant since then. III. PROPOSED SUBDIVISION PLAT Plat Document The proposed plat document consists of two pages (Exhibit 3, Wang Subdivision). The first page includes a legal description of the property; signature blocks for the owners, City, surveyor and County; and standard declarations and notes. The second page includes the plat map and data table. Planning Commission 2 Case No. WS -18-43 I Wang Lot Configuration The lot configuration corresponds to the proposed development approved under the Site Plan application. There will be 14 townhome lots (Lots 1-14), with 7 lots/units per townhome building. These residential lots are located on the southern portion of the site behind Lot 15 which is located along 38u' Avenue and designed to accommodate a commercial/office use. Tract A, located at the south of the site, is dedicated as open space and is largely encumbered by utility easements. The site is accessed by an alleyway in an access easement that travels north -south, around the west side of Lot 15, and then bisecting the townhome lots. The MU -N zone district does not include lot dimension standards, but the subdivision regulations require that lots be designed appropriately to accommodate the permitted uses; in this case the lot configuration is appropriate for the approved site plan. Easements Three major easements are created by this plat to allow adequate infrastructure and access: • A 26 -foot wide emergency access, private access, and utility easement providing access/utilities to all lots (described above) • A 10 -foot utility easement along the east side of the site and the south side of Lots 13 and 14 • A stormwater drainage easement in Lot 15 to accommodate underground water detention Public Improvements An 8 -foot strip of right-of-way is being dedicated as part of this subdivision application to facilitate the construction of public improvements along the 38u' Avenue frontage built by the developer. This includes a 6 -foot amenity zone with street trees, pedestrian lights, benches, trash receptacles, and bike racks, and an 8 -foot wide sidewalk. At the edges of the property, the sidewalk will tie into the existing attached sidewalk. There is no change to the curb location; all improvements will be added behind the existing curb line. A Subdivision Improvement Agreement (SIA) will ensure all improvements in the public right-of-way and other on-site improvements necessary for the site to function, such as alleyways, are in place prior to Certificate of Occupancy for each building. The SIA dictates construction and maintenance responsibilities as well as the timing of permit issuance relative to completion of the public improvements. Drainage Water detention is being accommodated in an underground facility on Lot 15, in a stormwater drainage easement. The property owner is responsible for maintenance. The underground facility has been approved by Engineering, and West Metro Fire has approved the weight load for the alleyway over the underground basin. Parkland Dedication The subdivision regulations include a parkland dedication requirement for all residential development based on the assumption that additional residents in the City will impact the demand for parks and open space. When land is not dedicated for a public park, a fee is required in lieu. Per Code and Council Resolution, this fee is $2,021.62 per unit in a mixed-use development, paid at time of recordation. A total of 14 residential units will be added, for a total fee of $28,302.68. Planning Commission Case No. WS -18-43 / Wang IV. AGENCY REFERRALS All affected service agencies were contacted for comment on the subdivision plat regarding the ability to serve the property. Specific referral responses follow. Wheat Ridge Engineering Division: The plat and civil construction plans are approved. Wheat Ridge Building Division: No comments at this time. Building permits will be reviewed for compliance with current building codes and compliance with approved site plan. West Metro Fire Protection District: No remaining comments. Can serve all lots. Wheat Ridge Sanitation District: No remaining comments. Applicant to set up service. Wheat Ridge Water District: No remaining comments. Applicant to set up service. Xcel Energy: Utility easements established to provide service to all lots. Applicant working with Neel to establish service. Century Link: No concerns. Comcast: No concerns. V. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff has concluded that the proposed subdivision plat results in a logical lot layout. Staff further concludes that the subdivision plat complies with the standards in Article IV of the City Code (subdivision regulations) and that all utility agencies can continue to serve the property. The plat will allow the development to proceed with construction. For these reasons, staff recommends approval of the subdivision plat. VI. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WS -18-04, a request for approval of a major subdivision on property located at 6230 W. 38u' Avenue, for the following reasons: 1. All requirements of the subdivision regulations (Article IV) of the zoning and development code have been met. 2. All agencies can provide services to the property with improvements installed at the developer's expense. With the following conditions: 1. Prior to recordation, the applicant shall pay the required fees -in -lieu of parkland dedication. 2. The developer shall enter into a Subdivision Improvement Agreement and a lot sale restriction covenant agreement prior to recordation of the subdivision plat. 3. Prior to issuance of building permits, the developer shall provide owner association covenants for review by staff. Planning Commission Case No. WS -18-43 I Wang Option B:"I move to recommend DENIAL of Case No. WS-18-04, a request for approval of a major subdivision on property located at 6230 W. 381' Avenue, for the following reasons: 1. ... Planning Commission Case No. WS -18-43 / Wang EXHIBIT 1: AERIAL (2018) Planning Commission Case No. WS -18-43 / Wemg EXHIBIT 2: ZONING MAP Geographic Informag on Systems Legend - I r. Subject Pmpol l Mixed Use Neighborhood mU-N) Planned Residential Development (PRID) * i ReS dentivFThree (R%) r ReadenOaFOreC(R-0C) Y _ 38TH AVE I t r x e 1 J�-Tc JAa 1 Planning Commission 7 Case No. WS -1 3 / 4Pm7g EXHIBIT 3: WANG SUBDIVISION Attached as an 11x17 document on the following page. Planning Commission Case No. WS -18-43 / Wang SHEET INDEX SHEET 1— COVER SHEET SHEET 2— PLAN VIEW OWNER'S CERTIFICATE WE, 6230 WEST 387H AVE. LLC, A COLORADO LIMITED LIABILITY COMPANY, BEING THE OWNERS OF REAL PROPERTY CONTAINING 0.6836 ACRES DESCRIBED AS FOLLOWS LOTS 1 AND 2, CONWAY HEIGHTS, EXCEPT THE EAST 125 FEET OF SAID LOTS 1 AND 2, AND EXCEPT THE SOUTH 50 FEET OF SAID LOT 2, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS• A PORTION OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 25, 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 FOL LOWS.• COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHWEST QUARTER (NW 1/4), FROM WHENCE THE NORTHWEST CORNER OF SAID NORTHWEST QUARTER (NW 1/4) BEARS SOUTH 895322" WEST A DISTANCE OF 2648.97 FEET, WITH ALL BEARINGS HEREIN RELATED THERETO; THENCE ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER (NW 1/4), SOUTH 895322'" WEST, 727.10 FEET TO A POINT - THENCE LEAVING SAID NORTH LINE, SOUTH 002224" EAST, 30.00 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 1, AND BEING THE POINT OF BEG/NN/NG; THENCE SOUTH 002224" EAST, 295.99 FEET TO A POINT. THENCE SOUTH 8953'19" WEST, 100.62 FEET TO A POINT ON THE WEST LINE OF SAID PLAT OF CONWAY HEIGHTS; THENCE ALONG SAID WEST LINE, NORTH 00'22'14" WEST, 295.99 FEET TO A POINT ON THE AFOREMENTIONED NORTH LINE OF SAID LOT 1; THENCE ALONG SAID NORTH LINE, NORTH 895322" EAST, 100.60 FEET TO THE POINT OF BEG/NN/NG. CONTAINING 29,779 SQUARE FEET OR 0.6836 ACRES OF LAND, MORE OR LESS HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAW/NG HEREON CONTAINED UNDER THE NAME AND STYLE OF "WANG SUBDIVISION" A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT—OF—WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES THIS INCLUDES BUT IS NOT LIMITED TO TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. FOR: 6230 WEST 387H AVE., LLC, A COLORADO LIMITED LIABILITY COMPANY NOTARY ACKNOWLEDGMENT STATE OF ) )SS COUNTY OF ) THE FOREGOING CERTIFICATE OF DEDICATION AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS DAY OF 26L---, BY NOTARY PUBLIC MY COMMISSION EXPIRES: ADDRESS OF NOTARY - DEED OF TRUST HOLDER THE UNDERSIGNED, AS LEGAL HOLDER OF THE DEED OF TRUST RECORDED ON JULY 15, 2015 AT RECEPTION NUMBER 201507J166, OF THE RECORDS OF THE JEFFERSON COUNTY COLORADO CLERK & RECORDER, HEREBY CONSENTS TO THE WITHIN PLA T. SIGNED THIS ______ DA Y OF 20— FOR- 0__. FOR: COMMERCE BANK RIM NOTARY CERTIFICATE STA TE OF COUNTY OF )SS. ) THE FOREGOING CERTIFICATE OF DEDICATION AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS DAY OF 20----, BY NOTARY PUBLIC MY COMMISSION EXPIRES: ADDRESS OF NOTARY WANG SUBDIVISION A PORTION OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 25, TOWNSHIP 8 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTT OF JEFFERSON, STATE OF COLORADO SHEET 1 OF Z VICINITY MAP Scale: i'=Z000' ACCEPTANCE ACKNOWLEDGMENT THE CITY OF WHEAT RIDGE, COLORADO, HEREBY ACCEPTS THE DEDICATION AND CONVEYANCE TO THE CITY OF THOSE LOTS, TRACTS, EASEMENTS AND OTHER INTERESTS IN REAL PROPERTY DENOTED ON THIS PLAT AS BEING DEDICATED TO THE CITY FOR PUBLIC PURPOSES MA YOR ATTEST CITY CLERK ri AIMA GENERAL NOTES 1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED UPON ANY DEFECT /N THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. 2. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY POWER SURVEY/NG CO., INC. FOR INFORMATION REGARDING BOUNDARY, EASEMENTS AND TITLE, POWER SURVEYING CO., INC. RELIED UPON THE FOLLOWING TITLE COMMITMENT ISSUED BY LAND TITLE GUARANTEE COMPANY.' COMMITMENT No. ABD70438028.1, WIN AN EFFECTIVE DATE OF AUGUST 10, 2018 AT 5.•00 P.M. J. FLOOD ZONE DESIGNATION. THE SUBJECT PROPERTY LIES ENTIRELY WITHIN ZONE X (AREAS DETERMINED TO BE OUTSIDE THE 0.29 PERCENT ANNUAL CHANCE FLOODPLA/N), AS SHOWN ON FEMA F. I. R. M. MAP #08059 C 0214F, WITH AN EFFECTIVE DATE OF FEBRUARY 5, 2014. 4. FIELD SURVEY COMPLETION COMPLETION DA TE.- APRIL 4, 2017 5. THE SUBJECT PROPERTY CONTAINS 29,779 TOTAL SQUARE FEET OR 0.6836 ACRES OF LAND, MORE OR LESS. 6. ALL DISTANCES FOR THIS PLAT ARE SHOWN USING (GROUND) MODIFIED STATE PLANE MEASUREMENTS (U. S. SURVEY FEET ROUNDED TO THE NEAREST 0.01) CONSISTENT W/TH THE CURRENT CITY DATUM. G. THE CURRENT CITY DATUM COORDINATE SYSTEM USED /S A GROUND—BASED MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502. b. VERTICAL DA TUM USED IS THE NORTH AMERICAN VERTICAL DA TUM OF 1988 (NA V988). c. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99 9 74 780300, SCALED FROM BASE POINT PRA CI (PERMANENT HIGH ACCURACY CONTROL POINT J/1) HAV/NG THE FOLLOWING NAD83/92 STATE PLANE COORDINATES.• PHACI: NORTHING.• 1701258.75, FASTING: 3118217.58, ELEVATION: 5471.62 FEET 7. UTILITY EASEMENTS- EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY AS SHOWN ON THE PLAT. THESE EASEMENTS ARE DEDICATED FOR THE INSTALLATION, MAINTENANCE AND REPLACEMENT OF ELECTRIC, GAS, TELEVISION CABLE, DRAINAGE AND TELECOMMUNICATIONS FACILITIES PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE PERMITTED WITHIN SAID UTILITY EASEMENTS 8. EMERGENCY ACCESS, PRIVATE ACCESS AND UTILITY EASEMENT- THE OWNER, HIS SUCCESSORS AND ASSIGNS, GRANTS LIMITED RIGHTS AND PRIVILEGES TO ACCESS AND TO FREE MOVEMENT THROUGH THOSE AREAS INDICATED AS EMERGENCY ACCESS, PRIVATE ACCESS AND UTILITY EASEMENT; AS ILLUSTRATED UPON THIS PLAT. SUCH GRANT OF EASEMENT SHALL BE LIMITED TO THE OWNERS, TENANTS, CUSTOMERS AND GUESTS OF THE OWNERS AND SHALL FURTHERMORE GRANT EMERGENCY VEHICULAR ACCESS, AND THE PLACEMENT AND MAINTENANCE OF UTILITIES. 9. THE STORMWA TER QUALITY AND DETENTION AREA (THE 'DETENTION AREA') HEREIN SHOWN AS "STORMWATER DRAINAGE EASEMENT" SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS, HEIRS, SUCCESSORS AND ASSIGNS IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY OF WHEA T RIDGE SHALL HA VE THE RIGHT TO ENTER SUCH DETENTION AREA AND PERFORM NECESSARY WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSIGNS AGREES TO PAY. NO BUILDING OR PERMANENT STRUCTURE SHALL BE CONSTRUCTED WITHIN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA SHALL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS SURVEYOR'S NOTE 'PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET ACCORD/NG TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY. " SURVEYOR'S CERTIFICATE I, RICHARD B. GABRIEL, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF "WANG 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 PLAT ACCURATELY REPRESENTS SAID SURVEY. RICHARD B. GABRIEL, P.L.S. PLANNING COMMISSION CERTIFICATION COLORADO LICENSE NO. 37929 FOR AND ON BEHALF OF POWER SURVEY/NG COMPANY, INC. RECOMMENDED FOR APPROVAL THIS _____ DAY OF --------------------- 20 , BY THE WHEAT RIDGE PLANNING 720 W. 84TH AVENUE, UNIT 240 COMMISSION. THORNTON, CO 80260 (303) 702-1617 www.powersurveying.com CHAIRPERSON CITY CERTIFICATION APPROVED THIS DAY OF 20 , BY THE WHEAT RIDGE CITY COUNCIL. A TTEST CITY CLERK MA YOR COMMON/TY DEVELOPMENT DIRECTOR DIRECTOR OF PUBLIC WORKS BASIS OF BEARINGS SOUTH 895322" WEST, BE/NG THE BEARING OF THE NORTH LINE OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AS DEFINED AND MEASURED BETWEEN THE MONUMENTS FOUND AND SHOWN HEREON. STATEMENT OF ACCURACY THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 EARN STATE PLANE COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT THE 959 CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPATIAL POSITION/NG ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGOC—STD-007.2-1998). COUNTY CLERK AND RECORDER'S CERTIFICATE ACCEPTED FOR RECORDING /N THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY A T GOLDEN, COL ORA DO THIS ____ DA Y OF ---------------- 20----. JEFFERSON COUNTY CLERK AND RECORDER DEPUTY CLERK Case History WZ-96-07, WZ-12-04, WSP-17-05, WS -18-04 COVER SHEET UNPLATTED ZONED MU -N 1821.27 - FOUND JJ5 REBAR & 1-1/4" DIAM. YELLOW PLASTIC CAP, PLS 9489 N 70581J.5441 E 122898.2850 LOT CORNER: CITY OF WHEAT RIDGE DATUM: N 705805.5442 E 122898.3367 UNPLATTED ZONED MU -N [L=61'55'24" R=50.00' L-54.04' ChB -N31'19'5 W ChL=51.45'] EMERGENCY ACCESS, PRIVATE ACCESS & UTILITY EASEMENT GRANTED BY THIS PLAT LOT DATA TABLE LOT No. FOUND 3-1/4" DIAM. ALUM. CAP IN RANGE of WHEq J 132 Aa BOX, MARKED AS SHOWN (ACCEPTED AS NW ` S 984 c� COR OF SEC 25, L 3S, R. 69W.) 823�S24 CITY OF WHEAT RIDGE y 526iS2R69W T3S5 POINT 15809: 1�1, �G7'S TO NITY OF RIDGE DATUM: 4 0 840.0296T 0.0246 ac. E 121076.8543 UNPLATTED ZONED MU -N 1821.27 - FOUND JJ5 REBAR & 1-1/4" DIAM. YELLOW PLASTIC CAP, PLS 9489 N 70581J.5441 E 122898.2850 LOT CORNER: CITY OF WHEAT RIDGE DATUM: N 705805.5442 E 122898.3367 UNPLATTED ZONED MU -N [L=61'55'24" R=50.00' L-54.04' ChB -N31'19'5 W ChL=51.45'] EMERGENCY ACCESS, PRIVATE ACCESS & UTILITY EASEMENT GRANTED BY THIS PLAT LOT DATA TABLE LOT No. SQ. FT. ACREAGE 1 889 s.f. 0.0204 ac. 2 1,073 s.f. 0.0246 ac. 3 889 s.f. 0.0204 ac. 4 1,073 s.f. 0.0246 ac. 5 889 s.f. 0.0204 ac. 6 1,073 s.f. 0.0246 ac. 7 889 s.f. 0.0204 ac. 8 1,073 s.f. 0.0246 ac. 9 889 s.f. 0.0204 ac. 10 1,073 s.f. 0.0246 ac. 11 889 s.f. 0.0204 ac. 12 1,073 s.f. 0.0246 ac. 13 889 s.f. 0.0204 ac. 14 1,073 s.f. 0.0246 ac. 15 13,658 s.f. 0.3135 ac. TRACT A 1,582 s.f. 0.0363 ac. RNV Ded. 805 s.f. 0.0185 ac. TOTAL 29,779 s.f. 0.6836 ac. FOUND JJ5 REBAR & 1-1/4" DIAM. YELLOW PLASTIC CAP, PLS 37929 N 705517.5577 E 122900.1992 z O CIO Ollv �IIN O I� `I� WANG SUBDIVISION A PORTION OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SHEET 2 OF 2 W. 38th AVENUE 60' wide public right-of-way BASIS OF BEARINGS 2648.94 �R) 58953'22"W - 2648.97(M) --- 100.60' -- --T-- - -- Iw O I N OIN pIN LIQ O N 100.6 (R I N893,322"E 100.60' M) N89'37'46"E 45.60' [17.00'] N89'53'22"E 100.60' [10.00' III III \[6.00'] 1 N89'37'46"E 55.01' LOT 9LOT LOT' i 8 wide Right-of-way hereby 10 u11,073 w [26.00] dedicated y t is plat LOT NUMBER 0 s.f. 0.0246 ac. 805 s.f. 0.0185 ac. m 1� n N 1,073 s.f. 0.0246 ac. I r ,i ZONED MU -N m N89'37'46"E 45.0 O ZONED MU -N m el„n.�-iAr_r •G en'� N w O Q wQ �z lo" o LOT 11a PLAT BOUNDARY LIMITS w=� 2 w� w 0 Jm 889 s.f. 0.0204 C. H > car 11,073 s.f. 0.0246 ac. < ro wo� � Qo m 0� ZONED MU -N N89'37'46"E 45. O' <� I E- N o f� � LOT 13 Iwo �m a 0 "'. 889 s.f. 0.0204 �c. oq 11,073 s.f. 0.0246 ac. amQ N I LOT 15 �' ZONED MU -N ; 45.60' [13.03'] w o 13,658 s.f. 0.3135 ac. 55.01' w � ZONED MU -N w w o CD n o TRACT A 1[23.00'] [L=64'41'17" Ln o �, 1,582 s.f. 0.0363 R-26.00' ri L=29.35' , Ch B=558'01'46"E ZONED MU -N 100.60'] A ChL=27.82'] \��\ [ 4260'] 111 L--[N8953'39°E ��-0 � \� N STORMWATER DRAINAGE EASEMENT N HEREBY GRANTED BY THIS PLAT [A=44'08'1 4"1 \ R=26.00' IE \ � --L 20.03' , [S89'5S39"W 65.601 ChB=86733'29"W ;R\ [L=40'59'095",� [x37'03'32" ChL=19.54'1 R=15.00' may\ R=8.00' _-�-� �� [S89'3T36"[N 21.4 L=10.73' L=5.1T hB=N35'5SWW ChB-S27'32'27°W N ChL-1o.50']N8937'46"E� Ch --5.08'1 100.61' 45.60' 55.01' 11 3 o LOT 1 LOT 2 N Q 889 s.f. 0.0204 4c. of 11,073 s.f. 0.0246 ac. N ,.� ZONED MU -N ZONED MU -N w N89'37'46"E 45.90' I N89'37'46"E 55.01' [26 08'] o CD LOT 3 o LOT 4 0 u nl�q 99A ZONED MU -NI ZONED MU -N N89'37'46"E 45.60' N89'37'46"E 55.01' [ 8] LOT 5 LOT 6 o a 889 s.f. 0.0204 �c. 0 1,073 s.f. 0.0246 ac. ZONED MU -N ZONED MU -N LO N89'37'46"E 45.60' MONUMENT FOUND, AS NOTED �2 1 N89'37'46"E 55.01' LOT 9LOT LOT' (C) 10 u11,073 w 11 LOT 8 a LOT NUMBER 0 s.f. 0.0246 ac. 0 Lo 889 s.f. 0.0204 ac. 1� n N 1,073 s.f. 0.0246 ac. I r ,i ZONED MU -N (DIMENSIONED IN [ J BRACKETS) N89'37'46"E 45.0 O ZONED MU -N m el„n.�-iAr_r •G en'� N NEW LOT L/NE PER HEREBY CREATED BY THIS PLAT O rill AI4(177'AG%- r. r. 111 38933'19"W 100.62(M) 100.6'( ) LOT ZONED Rl-C FOUND PK NAIL & 1-14/" DIAM. WASHER, PLS 9489 POINT OF BEGINNING CITY OF WHEAT RIDGE DATUM N 705813.7382 E 122998.8850 LOT CORNER: - - N. LINE OF THE NW 114 OF SEC 25, T. 3S., R. 69W., 6th P.M. 727.1O'(C) 1zs'(R HE CORNER OF LOT 1 OF CON WAY HEIGHTS SURD. N 705805.7383 ✓ V u ... .... LOT 14 E 122998.9371 ZONED MU -N EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT FOUND REBAR & 1" DIAM. YELLOW PLASTIC CAP, PLS 14112 PROPERTY CORNER: CITY OF WHEAT RIDGE DATUM N 705517.7533 E 123000.8143 LOT 12 ZONED RI -C LOT 11 ZONED RI -C LOT 10 ZONED Rl-C LOT 9 ZONED Rl-C P� G0 POINT OF COMMENCEMENT FOUND 3-1/4" DIAM. ALUM. CAP IN RANGE of WHEAT BOX, MARKED AS SHOWN ACCEPTED AS BE S 132 q COR OF NW 1/4 OF SEC 25, Z 3S., R. 69W.) 985 CITY OF WHEAT RIDGE Tis Rs9w POINT 15909: y S 24 e CITY OF WHEAT RIDGE DATUM: A, TO N 705845.1409 R�FY MoNOw - - - - - - - - E 123725.790 SCALE: In � 20' 20' 0 10' 20' LEGEND OF SYMBOLS & ABBREVIATIONS 0 MONUMENT FOUND, AS NOTED SET REBAR & 1-1/2" DIAMETER YELLOW PLASTIC CAP, PLS 37929, TYPICAL UNLESS LOT 9LOT NOTED OTHERWISE (C) 10 u11,073 (M) MEASURED 889 s.f. 0.0204 �c. LOT NUMBER (R) s.f. 0.0246 ac. w mc EXISTING RECORD EASEMENT LINE ZONED MU -N (DIMENSIONED IN [ J BRACKETS) ZONED MU -N (DIMENSIONED IN [ J BRACKETS) N89'37'46"E 45.0 EXISTING LOT L/NE HEREBY REMOVED N89'37'46"E 55.01' J NEW LOT L/NE PER HEREBY CREATED BY THIS PLAT I ADJOINING PARCEL OR LOT LINE I lo" o LOT 11a PLAT BOUNDARY LIMITS LOT 12 0 m 889 s.f. 0.0204 C. 11,073 s.f. 0.0246 ac. < ZONED MU -N ZONED MU -N N89'37'46"E 45. O' N89'37'46"E 55.01' f� LOT 13 LOT 14 0 "'. 889 s.f. 0.0204 �c. oq 11,073 s.f. 0.0246 ac. m ZONED MU -N �' ZONED MU -N ; 45.60' [13.03'] [13.05'] 55.01' N89'37 46'E100.61 o CD n o TRACT A 10' WIDE UTILITY EASEMENT HEREBY i Ln o �, 1,582 s.f. 0.0363 GRANTED BY THIS PLAT� ac___ ri , [S89 -37'37"W ZONED MU -N 100.60'] [5.50'] 38933'19"W 100.62(M) 100.6'( ) LOT ZONED Rl-C FOUND PK NAIL & 1-14/" DIAM. WASHER, PLS 9489 POINT OF BEGINNING CITY OF WHEAT RIDGE DATUM N 705813.7382 E 122998.8850 LOT CORNER: - - N. LINE OF THE NW 114 OF SEC 25, T. 3S., R. 69W., 6th P.M. 727.1O'(C) 1zs'(R HE CORNER OF LOT 1 OF CON WAY HEIGHTS SURD. N 705805.7383 ✓ V u ... .... LOT 14 E 122998.9371 ZONED MU -N EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT FOUND REBAR & 1" DIAM. YELLOW PLASTIC CAP, PLS 14112 PROPERTY CORNER: CITY OF WHEAT RIDGE DATUM N 705517.7533 E 123000.8143 LOT 12 ZONED RI -C LOT 11 ZONED RI -C LOT 10 ZONED Rl-C LOT 9 ZONED Rl-C P� G0 POINT OF COMMENCEMENT FOUND 3-1/4" DIAM. ALUM. CAP IN RANGE of WHEAT BOX, MARKED AS SHOWN ACCEPTED AS BE S 132 q COR OF NW 1/4 OF SEC 25, Z 3S., R. 69W.) 985 CITY OF WHEAT RIDGE Tis Rs9w POINT 15909: y S 24 e CITY OF WHEAT RIDGE DATUM: A, TO N 705845.1409 R�FY MoNOw - - - - - - - - E 123725.790 SCALE: In � 20' 20' 0 10' 20' LEGEND OF SYMBOLS & ABBREVIATIONS 0 MONUMENT FOUND, AS NOTED SET REBAR & 1-1/2" DIAMETER YELLOW PLASTIC CAP, PLS 37929, TYPICAL UNLESS NOTED OTHERWISE (C) CALCULATED (M) MEASURED 16 LOT NUMBER (R) RECORD EXISTING RECORD EASEMENT LINE (DIMENSIONED IN [ J BRACKETS) NEW EASEMENT GRANTED BY THIS PLAT (DIMENSIONED IN [ J BRACKETS) EXISTING LOT L/NE HEREBY REMOVED BY THIS PLAT NEW LOT L/NE PER HEREBY CREATED BY THIS PLAT ADJOINING PARCEL OR LOT LINE CENTER LINE - - PUBLIC LANDS SURI/EY SECTION LINE PLAT BOUNDARY LIMITS Case History WZ-96-07, WZ-12-04, WSP-17-05, WS -18-04 PLAN VIEW ♦�4le ® City of Wheat ��e CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: February 20, 2020 (Planning Commission) / April 13, 2020 (City Council) CASE MANAGER: Lauren Mikulak CASE NO. & NAME: WZ-19-10 / CCC Height Amendment ACTION REQUESTED: Request for approval of an amendment to the underlying zoning to increase the allowable height for hospital uses at Clear Creek Crossing LOCATION OF REQUEST: West of I-70 between Highway 58 and approximately 33`d Avenue APPLICANT (S): Davis Partnership Architects, on behalf of SCL Health OWNER (S): SCL Health and Evergreen Devco APPROXIMATE AREA: Approximately 109 acres PRESENT ZONING: Planned Mixed Use Development (PMUD) COMPREHENSIVE PLAN: Mixed -Use Commercial, Regional Commercial Center ENTER INTO RECORD: Comprehensive Plan Zoning Ordinance Location Map (subject site outlined in red) Case File & Packet Materials Digital Presentation CaseNo. WZ-19-10/CCCHeightAmenclment All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting to modify the underlying zoning to increase the allowable height for hospital uses. The property is zoned Planned Mixed Use Development (PMUD) and more specifically is subject to the Clear Creek Crossing Outlined Development Plan (ODP) and Design Pattern Book (DPB) which were approved by the City in 2018 (Case No. WZ-16-07). This request seeks to modify the maximum height standards only a portion of the property (Planning Area 1 only). Per Section 26-307 of the municipal code, any change to a development parameter within a planned development is processed the same as the original approval, meaning this request requires review at public hearings. Planning Commission will make a recommendation to City Council who is the final authority for approval. II. SURROUNDING LAND USES AND ZONING The subject property is commonly known as Clear Creek Crossing, and is located west of Interstate 70, south of Highway 58, and north of the existing development near 32nd Avenue. Properties surrounding Clear Creek Crossing have a variety of land uses and zoning designations. To the north is Clear Creek Trail. To the northwest are Coors water storage facilities; those within Wheat Ridge are zoned Planned Commercial Development (PCD). The Applewood Village Golf Course and a large -lot single-family home neighborhood are located to the west and southwest in unincorporated Jefferson County (Exhibit 1, Aerial). Within Wheat Ridge, directly south of the subject property, land uses are generally highway oriented and include a gas station, hotel, and restaurants, all zoned PCD. Interstate -70 abuts the property to the east and across I-70 to the east is the Applewood Village shopping center with various retail/restaurant uses (Exhibit 2, Zoning Map). III. PROPERTY HISTORY & PROPOSED ZONING Property History & Development Status Rezoning to a planned development in the City of Wheat Ridge involves a two-step process, and for the subject property, the 2018 approval of the ODP and DPB comprised the first step. These two regulatory documents establish the allowed uses and development standards for the property and establish access configurations for vehicles, pedestrians, and bicycles. While rare in Wheat Ridge, a design pattern book is common for developments of this size, for which formatting flexibility including photos and graphics are necessary to explain substantive development standards. The second step for development in a PMUD requires approval of Specific Development Plans (SDPs) for each building, lot, or phase. SDPs focus on specific details of a development such as architecture, site design, and landscaping. The Planning Commission is the final authority for approval of SDPs. In September 2019, the Commission approved the SDP for the multifamily component of the property at the north end of the site. Several other SDPs are at various stages of staff review and are expected to advance to public hearings in 2020. CaseNo. WZ-19-10/CCCHeightAmenclment In terms of infrastructure, Denver Water completed their construction of a new 80 -inch water line in 2019, and hook ramp construction is well underway. The developer is also actively constructing Clear Creek Drive and W. 40a' Avenue the two primary public streets within the development. Planning Areas The approved zoning documents organize the subject site into eight "Planning Areas" (PAs) each with different permitted uses and development standards (Exhibit 3, Planning Areas). As the master developer, Evergreen Devco, has worked to develop the site and identify tenants for each planning area. The purpose and use of each planning area is described below: • PA 1: In zoning documents, this planning area is envisioned as a major employer. SCL Health (SCLH) purchased the land in 2018 and has started preliminary site planning. That effort has resulted in this request for increased height in PA 1. The request is further described below. • PA 2: The SDP for multifamily development was approved in 2019 and vertical construction is expected to start this spring. • PA 3: This planning area is envisioned as a walkable commercial area, and will include a mix of restaurant and retail uses across several buildings. Development of PA 3 will be phased and will include several SDPs, one of which is currently under review. • PA 4: This planning area is located on either side of the hook ramps and envisioned to have more highway- or auto -oriented uses. An SDP for athree-story bank/office building is currently under review for the north portion of PA 4. The south potion of PA 4 will accommodate two tenants. One of which, a gas station, has an SDP currently under review. • PA 5, 6, and 7: These planning areas are envisioned to have larger format land uses, such as larger retail users, entertainment uses, and hotels. There are no active SDP applications for these planning areas though they are expected in 2019. • PA 8: This planning area abuts Clear Creek and is not developable. It includes regional drainage facilities and will remain as open space. Planning Area 1 —Height Amendment This application is a request to increase the maximum allowable height to allow development of a medical campus on Planning Area 1. The applicant is seeking to construct a hospital building that is six (6) stories in height. Additionally they are requesting an allowance for a rooftop elevator and other auxiliary structures associated with a rooftop helipad. Under current zoning standards, the maximum permitted height in PA 1 is 90 feet for "primary employment uses." While hospitals are a permitted use in the ODP in PA 1, the current zoning does not specifically contemplate a different height standard for a hospital use. The proposed amendment would modify the maximum building height in PA 1 by adding two new categories to the maximum height standards; those proposed categories are shown in red in the table below. There are no other changes to the zoning or to the ODP or DPB documents. Exhibit 4 is a redline version of page 25 of the Design Pattern Book; if the height amendment is approved, that page represents the only change to the zoning. CaseNo. WZ-19-10/CCCHeightAmendment Maximum Building Height in PA 1 (Black text shows existing standards; red text denotes the proposed amendment by addition of two categories.) Commercial / Retail /Other Single Commercial Uses: 62'— 0" Residential Uses: 65'-0" Primary Employment Uses: 901-01, Mixed Use (Defined as Vertical Integration of Uses): 90'-0" Hospitals: 102'— 0" Elevators and Entry Vestibules for Access to Rooftop Helipads on Hospitals: 135'— 0" (limited to a maximum area of 2,500 sf) The proposed amendment is written as narrowly as possible so as not to increase the maximum height or other land uses or functions. The 102 -foot height limit would accommodate a six -story hospital. The additional height for the elevator and vestibule is limited in size to the smallest possible footprint of 2,500 square feet. The applicant's letter of request provides additional reasoning and also provides an illustration of the proposed rooftop equipment which is commonly associated with rooftop helipad functions (Exhibit 6, Applicant Submittals). IV. REVIEW CRITERIA As noted above, this amendment is processed in the same manner as the original approval, and as such is subject to the planned development review criteria outlined in Section 26-303.D. Planning Commission and City Council shall base their decision in consideration of the extent to which the following criteria are met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The change in maximum height is not expected to have a significant adverse effect on the surrounding area. The applicant has demonstrated that a rooftop helipad reduces impacts and improves safety as compared with a ground based facility (Exhibit 6, Applicant Submittals). They have also demonstrated that the increase in height for the main building will be nearly imperceptible. The additional height afforded to the elevator and vestibule will be located in the middle of the roof to minimize visibility. Planning Area 1 is closest to the interstate and the height is not expected to have a negative effect on surrounding planning areas or existing neighborhoods southwest of the project. When originally approved, the PMUD zoning was found to add value to the property and surrounding community by enabling a more robust, economically sustainable, and vibrant regional center. This change in height does not affect that finding. Staff concludes that this criterion has been met. CaseNo. WZ-19-10/CCCHeightAmendment 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. Hospital development in Wheat Ridge is allowed only within a planned development or mixed use zone district. The proposed height cannot be achieved through a variance and may only be achieved through an amendment to the development standards within the existing PMUD. 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. The applicant and master developer are responsible for installing and upgrading infrastructure to serve the development. They have been working with the appropriate service providers, including water, sanitation, and fire districts as well as dry utility companies. The change in height will not affect the ability for these providers to serve the property. Staff concludes that this criterion has been met. 4. At least one (1) of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The PMUD zoning is consistent with the City's adopted plans, which have long called for a mixed used regional development on the site. The Comprehensive Plan designates this area as "mixed-use commercial" with a "regional commercial center" and employment uses. A hospital campus meets the goals of the comprehensive plan by serving as a regional destination and primary employment use. 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. There is no evidence of an error with the current Planned Mixed Use Development (PMUD) zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The character of the area is changing as the mixed use vision of Clear Creek Crossing is being delivered. The current zoning allows for a wide range of uses in Planning Area 1. At the time CaseNo. WZ-19-10/CCCHeightAmendment that the PMUD zoning was approved, SCL Health was anew partner to the project and was under contract to purchase PA 1. Based on subsequent planning work, SLCH has refined their needs for PA 1 and refined their vision for the services they are seeking to provide to the community. It is appropriate to recognize this evolution and establish a height standard that recognizes the unique needs of a hospital use. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The zoning still achieves the mixed use vision outlined by Envision Wheat Ridge. Neither the comprehensive plan nor the PMUD zoning, however, were detailed enough to recognize the unique needs of a hospital use. It is appropriate to recognize the use with a specific height standard. Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate zone change support this request. V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, an applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109. A meeting for neighborhood input was held on October 23, 2019. Three (3) members of the public attended the meeting in addition to the applicant and staff. General questions were asked about the functionality and height of the hospital and helipad. The applicant addressed concerns regarding potential impacts and noise. A complete summary of the meeting is included in Exhibit 7, Neighborhood Meeting Notes. VI. AGENCY REFERRALS A referral was sent to service agencies who may be affected by the change in building height. There were no concerns expressed by the City of Wheat Ridge Engineering Division, City of Wheat Ridge Building Division, West Metro Fire Protection District, or Clear Creek Crossing Architectural Control Committee. Another referral will be made when a Specific Development Plan are submitted in the future. VII. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff concludes that the proposed amendment to the zoning promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area. Staff further concludes that the change in height does not affect the demand on public infrastructure. Finally, Staff concludes that the zone change is consistent with the goals and objectives of the CaseNo. WZ19-10/CCCHeightAmendment Comprehensive Plan and the existing zoning. It is appropriate to amend the zoning to recognize the unique needs of a hospital use. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-19-10, a request for amendment to the underlying zoning to increase the allowable height for hospital uses at Clear Creek Crossing, for the following reasons: 1. The zoning promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area 2. The change in height does not affect the demand on public infrastructure. 3. The amendment is consistent with the goals and objectives of the Comprehensive Plan and purpose of underlying zoning. 4. It is appropriate to amend the zoning standards to recognize the unique needs of a hospital use." Option B: "I move to recommend DENIAL of Case No. WZ-19-10, a request for amendment to the underlying zoning to increase the allowable height for hospital uses at Clear Creek Crossing, for the following reasons: 1. CaseNo. WZ-19-10/CCCHeightAmenclment EXHIBIT 1: AERIAL Cage D . W IP 101 CCCHeightAm ndm nt EXHIBIT 2: ZONING MAP Cage D . W IP 101 CCCHeightAm ndm nt EXHIBIT 3: PLANNING AREAS CaseNo. N LAID/CCCHesghl Amend enl EXHIBIT 4: DPB REDLINE DEVELOPME FUUMPTINIMTRITIM,! PERMITTED USES i*iE0 U6E6 SETSAC KSAND BUILDING ORIENTATION IRMgININILOYLIMVlH NO MJREil4W 9(M OFTXEFROMAGEOF PMI IMYINVE SURFACE PMNIXG VAMIXA FEET OFPROFDVMY. WHINE NOV ER SUFFEREDEO FROM THE gOPD'MYBY WIO6WING MW /ORABVIONG MINIMUM SEIBKKM.NCENiiO WE4INLBE S'PERSIORV COLMIRML / MII L I OLlil V!!! 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EXHIBIT 5: APPLICANT SUBMITTALS Attached are submittals from the applicant, including: • Cover letter • Section view of proposed Clear Creek Crossing site • Section and aerial view from a different hospital project illustrating prototypical rooftop equipment • Photosimulations showing the proposed height CaseNo. WZ-19-10/CCCHeightAmenckent 12 ■oma■ ■■i EN ■ENI■ SCL Health Clear Creek Crossing Campus - Wheat Ridge, Colorado ODP Amendment Cover Letter January 22, 2020 DAV I S PARTNERSHIP ARCHITECTS PROJ ECT SU M MARY Ownership/Applicant Information Landowner/Applicant: Sisters of Charity of Leavenworth Health System Inc. 500 Eldorado Boulevard, Suite 4300 Broomfield, CO 80021 Contact: Bruce Fong, (303) 813-5130 Applicant Representative Davis Partnership Architects 2901 Blake Street, Suite 100 Denver, CO 80205 Contact: Lynn Moore, (303) 308-2532 or Charley Meyer, (303) 308-2623 DENVER OFFICE 2901 Blake Street, Suite 100 Denver, CO 80205-2303 Purpose of Request 7303.861.8555 The purpose of this request is to amend the existing Clear Creek Crossing Outline F303.B61.3027 Development Plan (ODP) to allow for increased height to support the needs of a proposed hospital facility on the "PA -1, Mill District" Site within the overall Clear v .davispartnershipxom Creek Crossing development. Currently, the approved ODP allows for a maximum building height of 90' on the property. Our proposed efficient and effective hospital facility emphasizes stacked floorplates with internal vertical circulation (over horizontal). This minimizes patient and staff travel distances and results in more expedient patient care. Additionally, the site where the hospital development is proposed to occur is compact in size and does not support a ground level helipad so we are proposing a roof -top helicopter landing area that is served by an elevation and vestibule directly connecting it to critical hospital services. To accommodate the above facility, we are proposing a height of 102' to dimensionally accommodate all occupied floors of the hospital and the building parapet. The patient entry vestibule and elevator overrun/equipment room to support access to the helipad will exceed the 102' building height so we are seeking additional height for this small area of the building. We request a maximum height of 135' for only the area where the helipad, elevator and vestibule are located on the hospital building and have identified that the maximum size/area of this increased height is limited to a total area of 2,500 square feet. In other words, the 135' height will be limited by this amendment to a very small portion of the property. Please reference the Section Diagram in this application for specific information on the location and area for the requested heights. ARCHITECTURE • LANDSCAPE ARCHITECTURE • PLANNING • INTERIOR DESIGN elegant solutions SCL Health Clear Creek Crossing Campus — ODP Amendment January 22, 2020 Height Justification: For use as a direct reference, included with this submittal is a page from the construction documents for the recently completed St. Joseph Hospital in Denver showing the height of the elevator overrun & machine/equipment room above it. The project was constructed in 2013 and is a good example of what is proposed for Clear Creek Crossing. The difference in height between the top of the parapet and the top of the wall of the elevator machine room at St. Joseph hospital is 31'. The proposed Hospital in Clear Creek Crossing has similar needs and we are requesting a height of 33' above the parapet. St. Joseph hospital was designed 8 years ago, and elevator system technologies change overtime so the additional 2' of height provides us with needed design flexibility to accommodate current technologies and code clearance requirements. Safety: Placing the helipad on the roof of the hospital is the safest and most efficient solution for most hospitals for several reasons, and most certainly for this tight site. Helipad roof placement supports the most expedient transfer of patients from the helicopter to the emergency facilities within the hospital, which is always the highest priority. A rooftop helipad is also the safest method for a helicopter to access the hospital because there are fewer vertical obstructions to navigate with on a rooftop. This results in safer/quicker take -offs and landings and allows for the helicopter to take -off into the wind, the optimal direction for helicopters. Pedestrian safety is also increased with rooftop versus ground level helipads because they reduce the likelihood of dangerous swirling wind and airborne debris that typically occurs from the rotors at ground level. Noise: Impacts to neighboring development from noise generated by helicopters is better mitigated by helipads on a rooftop than those at ground level. A quicker takeoff/landing allows for noise from the helicopter to be in the area for a lesser duration and with the elevated height, the noise volume is reduced as the distance adjacent properties is increased. Noise from the helicopter does not have the opportunity to reverberate off vertical surfaces of the hospital and bounce toward adjacent properties reducing the chance that the sound is amplified horizontally toward an adjacent property. For the reasons described above, we believe that this requested height for a very small portion of the building is essential to the efficient planning and design of a state- of-the-art hospital facility focused on saving lives. Please see the attached drawing form the St. Joseph Hospital construction documents describing the functional height needed above the parapet to support a rooftop helipad. GeneralProied Concept The overall vision for the 26.93 -acre site along 1-70 in the Clear Creek Crossing Development is to create a medical campus to serve Wheat Ridge residents and the west metro community. This facility will replace the existing, aging Lutheran Medical Center. 7 SCL Health Clear Creek Crossing Campus — ODP Amendment January 22, 2020 The initial facilities will likely include a 200 -bed hospital plus shelled space for 50 additional beds with services similar to Lutheran Medical Center and a separate, free- standing medical office building on the property. The hospital facility will generally include a larger 2 -story building of shared services with a 4 -story patient tower above it for a total of 6 stories. This building model, typical to other facilities in the Denver Metro area and the medical industry, is effective and efficient in supporting the delivery of high-quality medical services to communities like Wheat Ridge. For comparison, Lutheran Medical Center is currently a 6 -story hospital. Parking will be provided in both surface lots and in a multi -story structure. A helipad for helicopters arriving/taking off via the defined FAA travel corridors (typically highways) will be provided on top of the patient tower. Out-patient focused medical office facilities will be developed in phases throughout the property to provide convenient community medical services. Typically, these are constructed through a ground lease arrangement by third party private developers independent to the main hospital. Initial studies show land capacity to support approximately 100,000 — 200,000 sf of out-patient facilities. As a point of reference, Lutheran Medical Center is currently a 6 -story hospital. Because of its age, the floor -to floor heights are lower than what is expected for modern hospital facilities. Over the decades, greater mechanical and technology needs, along with changes in code requirements, have required more space between floors to provide life-saving infrastructure for patient care. The approximate increase of a modern hospital floor -to -floor height is approximately 1-1/2 feet. 3 PL ADJACENT PROPERTYL ifji .0 • ...r. DAVIS R HEMHIIR ARCHITECTS ELEVATOR EQUIPMENT ROOM ELEVATOR VESTIBULE HELIPAD LEVEL 1 Site Section - Looking North EDGE OF EDGE OF PL HIGHWAY HIGHWAY Clear Creek Crossing ODP Amendment 5580 5560 5540 5520 5500 5480 5460 5440 0 50 100 200 300 November 15, 2019 FIGN DES �sp, TEAM e.. o— — — U OL S[Joseph Hospital, Denver, CO ® Q� 0. W 11 F1 103— 1— FR4 11 ml�, i3 2 2 eevamrseaion from hospital construction documents AS -457 135'Elevator Overrun 102'Hospital East Bound 1-70 135'Elevator Overrun 102'Hospital y W, Hwy 58 Flyover 1.ommmM-W _ R, 4f AV -V_. Looking West from Clear Creek Trail over West Lake 111111 DAVIS Ml Clear Creek Crossing ODP Amendment November 15, 2019 EXHIBIT 6: 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: Existing Site Conditions: NEIGHBORHOOD MEETING NOTES October 23, 2019 Stephanie Stevens, Senior Planner City of Wheat Ridge City Hall — Council Chambers Clear Creek Crossing, northwest corner of 40' Avenue and 1-70 SCL Health Yes Bruce Fong, SCL Health Anne Lutz, SCL Health Steven Chyvng, SCL Health Lynn Moore, Davis Partnership Architects Charley Meyer, Davis Partnership Architects Yes Planned Mixed Use Development (PMUD) Regional Commercial Center, Mixed -Use Commercial The site is considered a part of the Clear Creek Crossing Planned Mixed Use Development (PMUD). It is located to the west of I-70 and east of the future Clear Creek Drive. The site is currently vacant, but was platted in 2018 and construction is underway on infrastructure within the overall development. At this point, the only development that has an approved Specific Development Plan (SDP) at the site is a multifamily development north of the future W. 40th Avenue and east of the future Clear Creek Drive. Applicant/Owner Preliminary Proposal: The applicant would like to create a medical campus to serve the Wheat Ridge and west Denver metro community on a 26.88 -acre site along the west side of I-70 in the Clear Creek Crossing Development. The medical campus would be in Planning Area 1 (PA 1) of the PMUD. They envision the campus to initially consist of a hospital and a medical office building, with parking provided by surface lots and a multi -story parking structure. The hospital facility is proposed to be a total of 6 stories, typical to other hospital facilities in the Denver metro area and the medical industry. A helipad for helicopters CaseNo. WZ-19-10/CCCHeightAmenclment 13 arriving/taking off via defined Federal Aviation Administration (FAA) travel corridors (typically highways) is proposed on top of the main hospital building. The purpose of this request is to amend the existing Clear Creek Crossing PMUD Outline Development Plan (ODP) to increase the maximum building height of 90 feet to support the needs of the hospital facility. The proposed 102 -foot building height shown in the site plans would accommodate all occupied floors of the hospital and the building parapet. Rooftop mechanical equipment, the patient entry vestibule, elevator overrun/equipment room to support access to the helipad, and rooftop antennae/FAA regulated safety apparatus will exceed the 102 -foot building height. Therefore, the applicant is proposing to increase the maximum building height allowed to 135 feet to accommodate all the aforementioned features. The following is a summary of the neighborhood meeting: • In addition to the applicant and staff, 3 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 an ODP Amendment. • 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 ODP Amendment and proposed development: • Does the helipad have to be that high? The sight area is tight and grounded helipads create increased risk for danger to the patients because they must then be transported from the helicopter into the building via an ambulance and/or stretcher. It is most efficient for the helipad to be located on the rooftop. • Doesn't the rooftop helipad have higher impacts on the neighbors? Noise will largely be mitigated by the highway and being on the roof, as opposed to being on the ground which would be much louder. • How many flights are there per day? There are approximately 5 life flights per month at our current location, many which serve to transport patients to Children's Hospital. • How often will we hear sirens from ambulances? Audible ambulances are only used when absolutely necessary. • If the height is not allowed to increase, would a helipad still be possible? Yes, but the design would not be as efficient and would likely have greater impacts because of the tight sight area. • How much of the building is proposed to be 135' high? The elevator space is all that needs to be 135' high, and that takes up about 2500 square feet. • Why does the building need to be 102' high? CaseNo. WZ-19-10/CCCHeightAmendment 14 The building has been designed with greater floor heights for purposes of function, not more floors than what we have at our current location. It is not our intent to build bigger, but to simply relocate what we have now. • When do you expect the hospital to open? The hospital will likely open around March of 2024. • What is going to happen to the old hospital? The hospice center will most likely stay. We hope to be able to repurpose the North tower, which was built recently. Many of the office buildings on site are under separate ownership, and might stay depending on what that owner wants to do. In short, some portions will remain, but the hospital itself will close and relocate. Portions of the property will be sold. • Concerns were expressed related to noise and disruption to the neighborhood, especially because of ambulances and helicopters. SCL intends to work with the neighbors to minimize disruption. • This development is and will continue to increase traffic in our neighborhood. Once the barriers are down and roadways for the development are constructed, traffic will be largely mitigated. • Our neighborhood feels unprotected. Fencing, sound barriers, and walls are being addressed with the overall Clear Creek Crossing development. • Will you still see Coors brewery/views? Yes. • Why do you have to go vertical? The shape and geography of the lot create challenges. A ground helipad would not be nearly as efficient or safe for the patient. • Won't this decrease our property values? The zoning already allows for a hospital, and nothing is proposed to change in terms of use. • Is there anything that can be done to mitigate sound? SCL will be as transparent as possible, and minimize the use of audible sirens as much as possible. We have a history of working with our neighbors at our current location, and intend to continue that positive and open relationship here. We rarely have concerns about noise from the residences surrounding our current location. • Consider sound barriers, enforced windows, and dust control for the neighbors as a negotiating factor in allowing this to happen. Prior to the neighborhood meeting, staff received 1 phone call from others in the area regarding the proposal. Should this proposal become a land use case, all written statements will be included in the case file, along with this meeting summary. CaseNo. WZ19-10/CCCHeightAmendment 15 vv Ma m CL CL m y y X X O Z � RN Ma O O y m Q• O v Ma n � 0 r 3 r.L fElL O CD = �* n Z (v .r O n o cr CD N cD n (D O LCD E ( ML Co I 0 o 3 cc .� Q cr N y. c C Q. 3 (Q 3 m rr N QO 11 p Cn �• W N O . p WS —[nl� Z CD Y —[nl� A, City of WheatPJ ge PLANNING DIVISION COMMUN=DE WPMENT LEGISLATIVE ITEM STAFF REPORT TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS PERTAINING TO THE DESIGN AND PLATTING OF MULTIFAMILY DEVELOPMENT AND ATTACHED SINGLE FAMILY HOMES CASE NO: ZOA-20-02 ® PUBLIC HEARING ® CODE CHANGE ORDINANCE Case Manager: Lauren Mikulak Review Dates: February 20, 2020 (Planning Commission) / March 9, 2020 (City Council) SUMMARY: Over the last few years, the City has seen an increase in townhome development as evidenced by inquiries, applications, and construction. Townhomes are permitted in planned developments, mixed use districts, and some residential zone districts. Historically, the zoning code has treated townhomes as general "multifamily" development, and very few standards relate specifically to the townhome building form. This means that most site, building, and subdivision design considerations apply equally to apartments and to attached single-family products. Given the prevalence of townhomes and the steady inquires staff continue to receive, this code amendment updates certain provisions that apply to the design and platting of townhomes and attached single family dwellings. Notice for this public hearing was provided as required by the Wheat Ridge Code of Laws ("Code"). BACKGROUND: Site and Building Design Depending on the underlying zoning, the building and site design of townhome projects are regulated by the mixed use code, the Architectural and Site Design Manual (ASDM), or by a property -specific planned development document. While some planned developments are written specifically with townhomes in mind, the mixed use code and ASDM do not distinguish townhomes and attached single family dwellings from other multifamily building forms. Denver has experienced a proliferation of infill townhome development over the last several years, and they recently modified design standards to address townhomes and specifically to prohibit "slot home" designs. Slot homes are also called "sideways facing townhomes." Denver defined "slot homes" by the combination of several tell-tale features: • Slot homes are multi -unit residential structures consisting of attached dwelling units arranged side-by-side and often perpendicular to the street. • Most units have an individual, direct entrance to the exterior, but entrances usually face a side lot line or narrow pedestrian path instead of facing or engaging the street. • In addition to a lack of street -facing front doors, slot home also often lack any street -facing articulation such as porches, patios, or windows. • This lack of street -facing elements is often because individual vehicular garages are generally located beneath each unit and are either visible from the street or comprise the predominant ground floor use. • Slot homes are often characterized by a lack of pedestrian scaled proportions in their massing and design, including a lack of material change or floor height distinction. In 2014, the Wheat Ridge City Council adopted a Housing Diversification Strategy which calls for a diverse housing stock in terms of type and price, and townhomes are an important component of that housing stock. Some townhome projects in Wheat Ridge have been criticized or labeled as "slot homes," but there are actually several code provisions that prohibit stereotypical "slot home" development in the form and density that Denver has experienced in recent years. Those existing requirements include: • Stepback and bulk plane requirements ensure increased setbacks and stepbacks for multi- story structures. • Building design is required to be "human scale" and required to include articulation features and vertical changes in material. • Vehicular entrances to buildings are required to be screened from view of the street or adjacent public space, meaning garage doors may not face the street or be a predominantly visible feature. • Stormwater detention requirements and minimum open space standards in Wheat Ridge ensure there is more landscaping and less intensive development than what Denver has experienced in some areas. The proposed code amendment buttresses existing provisions with several more standards specific to attached single family dwellings. This ensures that proposed projects are consistent with the City's design goals. The code amendment addresses four specific design issues: 1. The ordinance includes provisions that require front facades (those with front doors) be oriented to the street. This ensures that pedestrian features engage the public realm as is typical of a residential neighborhood. 2. The ordinance includes variation in rooflines as a means to achieving articulation (this was previously incorporated into the ASDM by administrative amendment in Section 4.A.5, but the ASDM does not apply to mixed use districts). 3. The ordinance includes provisions that require variation in plane depth specifically for attached single family dwellings regardless of the length of the building. This provides shadow lines and visual interest particularly along the long side of building. ZOA-20-02 / Attached Single Family Dwellings 4. The ordinance establishes a maximum of eight (8) side-by-side units within a building. This ensures that building massing remains residential and human in scale. Historically, staff has been successful in obtaining developer compliance with these design goals based on more generic language in the code. That said, codifying these requirements specifically for townhomes or attached single-family development is beneficial and would clarify expectations for applicants, the public, and staff. If the ordinance is approved, the Architectural and Site Design Manual will be updated by staff to reflect these same four design provisions. Per Section 26-224 of the code, the ASDM is a regulatory document that may be amended and updated by staff. Lot Line Adjustments Prior to the 2014 overhaul of the subdivision regulations, these regulations were silent to townhomes. As part of the 2014 code amendment, a townhouse plat was defined and provisions were added which acknowledge that townhome plats are unique. Townhomes are attached single-family homes in which the occupant owns the dwelling unit and the underlying or surrounding land, so the underlying lot is often quite small compared with the lot size for a detached single-family home. The lot width for a townhome is based on the unit width and often ranges from 16 to 24 feet. (See image below right.) The subdivision regulations now exempt individual townhouse lots from lot size and width requirements, so long as the site as a whole meets all zone district and density standards (Section 26-411.C.2.a). The same section requires a plat note to ensure that the townhome lots are not sold or developed for any purpose other than townhomes. Townhome plats are usually approved and recorded prior to construction, and unit width is set by the lot width on the plat. Many townhome builders have various floorplan options and unit widths, and homebuyer preferences determine which units are ultimately sold and constructed. As these projects are developed over time, homebuyer and market preferences can shift, and because of this we see requests for lot line adjustments more frequently for townhome projects than for detached single family projects. This image shows the typical building form and plat for a townhome development. In the bottom image, individual lot lines are indicated by the dashed lines, and those lot lines dictate unit width. For example, Thrive Home Builders, who are building townhomes at 43 d and Yarrow, recently met with staff to share that they are seeing higher market demand for narrower units, and they will therefore be seeking to narrow the width of several lots to accommodate those narrower units. The overall site plan and density will not change. Similarly, Toll Brothers, who is building townhomes at ZOA-20-02 / Attached Single Family Dwellings Ward and Ridge by the Wheat Ridge Ward station, has also indicated that they may need to modify the lots lines in future phases based on sales patterns. Additionally, they will need to modify internal lot lines because of a CAD error that puts the divisional wall between units a few inches offset from the location that lot lines were drawn. Because lot lines are coterminous with divisional walls, townhome lots leave no leeway for design adjustments. The only way to accommodate design adjustments for townhomes is to process a lot line adjustment (LLA). Under current regulations, a LLA is processed in the same manner as any subdivision application: LLAs that affect more than three lots require the plat to be reviewed at public hearings. The resources expended by staff and decisions makers to review LLAs for townhomes at a public hearing may be inefficient and is disproportionate with the extent of the proposed substantive changes. Because of the unique and minor nature of a lot line adjustment for an approved townhome development and because of the significant staff resources associated with reviewing plats, the code amendment modifies this process. The proposed ordinance establishes a new and narrow classification of administrative plats for lot line adjustments of previously approved townhouse plats that do not create new or additional lots or parcels, do not materially alter the subdivision design, and conform to all subdivision and zoning regulations. Review Process These issues of design and platting were presented to City Council at a study session on January 6, 2020 at which time Council gave staff direction to proceed with a code amendment. The Planning Commission's recommendation will be forwarded to City Council. This ordinance is scheduled for a first reading at City Council on February 24 and a public hearing at City Council on March 9. RECOMMENDED MOTION: "I move to recommend approval of the proposed ordinance amending Chapter 26 of the Wheat Ridge Code of Laws concerning the design and platting of multifamily development and attached single family homes." Exhibit: 1. Proposed Ordinance ZOA-20-02 / Attached Single Family Dwellings CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER_ COUNCIL BILL NO. _ ORDINANCE NO. Series 2020 TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS PERTAINING TO THE DESIGN AND PLATTING OF MULTIFAMILY DEVELOPMENT AND ATTACHED SINGLE FAMILY HOMES WHEREAS, the City of Wheat Ridge ("City") is a home rule municipality operating under a charter adopted pursuant to Article XX of the Colorado Constitution and vested with the authority by that article and the Colorado Revised Statutes to adopt ordinances for the regulation of land use and protection of the public health, safety and welfare; and WHEREAS, in exercise of that authority, the City Council of the City of Wheat Ridge has previously enacted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") pertaining to zoning, land use, and development; and WHEREAS, Chapter 26 includes regulations pertaining to the design and platting of residential development; and WHEREAS, the City Council recognizes the need for elevating certain design standards related to attached single family homes (townhomes); and WHEREAS, the City Council also finds it appropriate to modify the process by which attached single family homes (townhomes) may be replatted; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-405.A of the Wheat Ridge Code of Laws, regarding types of plats, is amended with the insertion of a new subsection 2 and renumbering the section accordingly: A. Administrative plat. 2. A lot line adjustment of a previously approved townhouse plat shall be a. Does not create new or additional lots or parcels: b. Does not materially alter the subdivision design: and C. Conforms to all subdivision and zonina reaulations and includes no waiver or variance. ATTACHMENT Section 2. Section 26-1105 of the Wheat Ridge Code of Laws, regarding building placement and orientation in mixed use zone districts, is amended by the addition of a new subsection F: F. Attached residential develovment. The following requirements shall apply to facade that faces the public right-of-way. For developments with more than one (1) building, street -facing orientation of front doors is not required for all buildings or dwelling units but shall be the predominant 2. Structures shall be comprised of no more than eight (8) side-bv-side units. 3. Separation between primary structures shall be a minimum of 10 feet. Section 3. Section 26-1106.B of the Wheat Ridge Code of Laws, regarding building design in mixed use zone districts, is amended as follows: B. Fagade design and articulation. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one (1) change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three (3) of the following methods: • Reveals. • Belt courses. • Cornices. • Expression of a structural or architectural bay. • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three-dimensional expression. • Change in material. • Variation in rooflines. 2. All fagades of a building that face a street or a public space shall have at least one (1) variation in plane depth of at least one (1) foot for every fifty (50) linear feet of the length of the fagade. All other fagades shall have one (1) variation in plane depth of at least one (1) foot for every one hundred (100) linear feet of the length of the fagade. Any portion of a fagade that is a glass curtain wall shall be exempted from this requirement. For sinale attached dwellinas as defined in Section 26-1119the fagade(s) containing front doors shall have a change in plane depth of at least one (1) foot for every unit. This may be achieved by a change in the wall plane within a single unit facade or by varying the plane depth of adjacent units. See Figure 26-1106.2. 2 Street frontage iS#C.3r'YTiii[SIT]P1T--S.M i FT44T ,7141PiL-MIMMMF..C[#L - in the building foundation and may be achieved by a variety of art culat on and des an elements noted nsubsecton26-110kjla b91918L 3. Non -permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries. • Porticos. • Proiectina porches. • Upper level stepbacks. • Dormers. • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 4. The primary entrance of a building shall be emphasized through at least two (2) of the following architectural elements: • Changes in wall plane or building massing. • Differentiation in material and/or color. • Higher level of detail. • Enhanced lighting. Section 4. Section 26-1119 of the Wheat Ridge Code of Laws, regarding the definition of single attached dwellings, is amended as follows: Dwelling, single attached. Three (3) or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side-by-side, rather than a stacked configuration. This can include, but is not limited to, townhomes with exterior entrances. Section 5. Section 26-1119 of the Wheat Ridge Code of Laws is amended by the adding a definition for multiple dwelling in the appropriate alphabetical location: Dwelling. multiole. Three (3) or more dwelling units where each unit is attached to other units, where habitable spaces are arranged in a stacked configuration. and where a building includes a common public entrance but interior entrances to each unit. Section 6. Safety Clause. The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. Section 7. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 8. Compliance Required – Applicability. This Ordinance shall apply to all development which does not by the effective have a vested property right, pursuant to the provisions of Section 26-121 of the Code of Laws of the City of Wheat Ridge. Section 9. Effective Date. This Ordinance shall take effect fifteen (15) days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of —to _ on this 24th day of February 2020, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for March 9, 2020 at 7:00 p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of _ to _, this day of 12020. 12 SIGNED by the Mayor on this day of 2020. Bud Starker, Mayor ATTEST: Steven James Kirkpatrick, City Clerk Approved as to Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript Effective Date: Published: Wheat Ridge Transcript and www.ci.wheatridge.co.us 5