HomeMy WebLinkAbout10-21-21- 6A�
City of
WheatRidge
PLANNING COMMISSION
AGENDA
October 21, 2021
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on October 21, 2021 at 7:00 p.m.
This meeting will be conducted as a virtual meeting and in person at 7500 W. 29' Avenue,
Municipal Building, if allowed to meet on that date per COVID-19 restrictions. Members of
the Planning Commission and City staff will be physically present at the Municipal building
for this meeting if allowed by health guidelines. The public may participate in these ways:
1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on October 20)
2. Virtually attend and participate in the meeting through a device or phone:
• Click hereto join and provide public comment (create a Zoom account to join)
• Or call 1-669-900-6833 with Meeting ID 863 6643 3240 and Passcode: 063388
3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at
htti)s://www.ci.wheatridge.co.us/view
4. Attend in person (meeting will be in-person unless prohibited by COVID-19 restrictions).
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA
5. APPROVAL OF MINUTES —October 7, 2021
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.)
(continued on neat page)
Planning Commission Agenda— October 21, 2021
PUBLIC HEARING *
Page 2
A. Case No. WS -21-02: an application filed by Silver Cloud Properties, LLC for
approval of a 6 -lot major subdivision in the Residential -Three (R-3) zone district
located at 3900 & 3920 Upham Street.
B. Case No. MS -21-07: an application filed by Frank Zwolinski with Power
Surveying for approval of a minor subdivision to replat 5 lots into 2 lots on
property zoned Residential -One C (R -1C) and located at 2844 Depew Street
C. Case No. WZ-21-04: an application filed by Norris Design on behalf of
Evergreen -Clear Creek Crossing for approval of a zone change from Planned
Commercial Development (PCD) to Planned Mixed Use Development (PMUD)
with an Outline Development Plan located at 4051 Clear Creek Drive.
8. NEW BUSINESS
A. Upcoming Dates
B. Project and Development Updates
9. OLD 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, often to 3 minutes
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 ifyou are interested in participating and need inclusion
assistance.
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I��/ City of
WheatMidge
PLANNING COMMISSION
Minutes of Meeting
October 7, 2021
CALL THE MEETING TO ORDER
The meeting was called to order by Chair LARSON at 7:03 p.m. This meeting was held
in person and virtually, using Zoom video -teleconferencing technology. As duly
announced and publicly noticed, the City previously approved this meeting format in
order to continue with normal business amid the COVID-19 pandemic and the related
public emergency orders promulgated by the State of Colorado and the Wheat Ridge City
Council. Before calling the meeting to order, the Chair stated the rules and procedures
necessitated by this virtual meeting format.
ROLL CALL OF MEMBERS UN
Commission Members Present: Melissa Antol
Kristine Disney
Will Kerns
Daniel Larson
Janet Leo
Scott Ohm
Jahi Simbai
Commission Members Absent: Ari Krichiver
Staff Members Present: Kenneth Johnstone, Community Development
Director
Scott Cutler, Senior Planner
Tammy Odean, Recording Secretary
PLEDGE OF ALLEGIANCE
APPROVE ORDER OF THE AGENDA
It was moved by Commissioner SIMBAI and seconded by Commissioner LEO to
approve the order of the agenda. Motion carried 7-0.
5. APPROVAL OF MINUTES — September 16, 2021
Planning Commission Minutes
October 7, 2021
-1—
It was moved by Commissioner OHM and seconded by Commissioner ANTOL to
approve the minutes of September 16, 2021, as written. Motion carried 6-0-1 with
Commissioner SIMBAI abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
Edward Fleegler, resident
3812 Taft Court
Mr. Feegler described the proposed merger between Inter -Mountain Medical and SCL
Health. He believes this is an important consideration and should be addressed before
moving ahead with the master plan.
Commissioner LARSON closed the public comment
PUBLIC HEARING
A. Case No. WZ-21-07: an application filed by Chris Student, representing P Street
I, LLC for approval of a zone change from Restricted Commercial (RC) to Mixed
Use -Commercial (MU -C) for property located at 6011 W. 44"' 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.
Alex Berman, applicant representative
6011 West 44' Avenue
Ms. Berman said that this rezone would allow for a more diverse tenant as RC is
quite restrictive.
Commissioner DISNEY is aware that MU -C allows residential and asked if there is
any anticipation of apartment being a use on this site.
Mr. Cutler clarified that any redevelopment would be up to the property owner and
residential is a permitted use. He reminded the commissioners that there are height
and density restrictions for residential uses based on the City Charter.
Commissioner OHM inquired if Staff recommended keeping the southeast access
on Harlan Street.
Planning Commission Minutes -2—
October
2—
October 7, 2021
Mr. Cutler mentioned that would be addressed at the time of a future site plan and
not rezoning.
Commissioner SIMBAI asked about the statement of MU -C more accurately
reflect the surrounding area
Mr. Cutler addressed that MU -C is intended for commercial corridors and larger
format retail uses. He added that the code does not allow rezoning to Commercial -
One, but the list of uses is similar.
Commissioner SIMBAI asked if the applicant, P Street I, had previously owned
this property and why the applicant doesn't see the traffic increasing for this site.
Ms. Berman said she thought that P Street I was a 1" time owner at this site, and
they feel the traffic will be consistent with current bank traffic but until the new
tenant is found it is very uncertain.
Commissioner SIMBAI asked if it better to do a zone change before or after a
tenant is found.
Mr. Cutler clarified that zoning can happen at any time provided that staff can
recommend approval based on the Comprehensive Plan and the City's adopted
documents.
Commissioner LARSON asked what MU -C does not allow.
Mr. Cutler mentioned that MU -C does not allow industrial uses, high rise
residential or commercial buildings beyond what is allowed by the Charter,
outdoor storage. He added there are strict restrictions for auto uses in the MU -C
zone district.
Commissioner ANTOL asked if a gas station is a permitted use for this site.
Mr. Cutler explained it is not a use by right and a conditional use permit is required
that includes strict design requirements.
Commissioner KERNS asked if MU -C allows for retail on the bottom floor and
residential above.
Mr. Cutler said yes, as long as it meets the height restrictions.
Vivian Vos, resident
6920 W. 47' Place
Ms. Vos disagrees with the zone change criteria analysis related to public health,
safety, and welfare and adverse effect on the surrounding area. She feels there will
Planning Commission Minutes -3—
October
3—
October 7, 2021
be an adverse effect due to traffic. She also does not understand how the zone
change will bring the property into conformance with the comprehensive plan. Ms.
Vos feels the property owner wants a less restrictive zone district so they can sell it
and the new owners can do whatever they want with the property.
Commissioner LARSON closed the public forum.
Mr. KERNS does not feel traffic will increase due to the MU -C zone change and
feels the zone change make sense.
Commissioner DISNEY reminded all that the bank has been vacant for some time
and supports the zone change due to the location and would like to see some retail
opportunities at this location.
Commissioner OHM said originally, he was on the fence for this zone change, but
because of the retail to the east it is an appropriate zone change and if residential
goes in, there is a height restriction in place.
Commissioner ANTOL is in concurrence with the other commissioners and is an
advocate for redevelopment of banks because they sit vacant for a long time. She
would also like to see more options of uses at this site.
Commissioner SIMBAI said he was also on the fence for this zone change, but for
reasons related to the timing. He mentioned that if approved he would like to make
sure the use fits in with the community.
Iq
Commissioner LARSON concurred with all and thinks this property is a gateway
into the City of Wheat Ridge and would like to see a good, new use at this site.
It was moved by Commissioner DISNEY and seconded by Commissioner
KERNS to recommend APPROVAL of Case No. WZ-21-07, a request for
approval of a zone change from Restricted Commercial (RC) to Mixed -Use
Commercial (MU -C) for property located at 6011 W. 44' Avenue, for the
following reasons:
1. The proposed zone change will promote the public health, safety, or
welfare of the community and does not result in an adverse effect on
the surrounding area.
2. Utility infrastructure adequately services the property.
3. The proposed zone change is consistent with the goals and objectives of
the City's Comprehensive Plan and consistent with the character of
Harlan Street north of 44' Avenue.
4. The zone change will provide additional opportunity for reinvestment
in the area.
5. The criteria used to evaluate a zone change supports the request.
Planning Commission Minutes -4—
October
4—
October 7, 2021
Motion carries 7-0.
B. Case No. WPA-21-01: a resolution recommending adoption of the Lutheran
Legacy Campus Master Plan and by such adoption amending the Wheat Ridge
Comprehensive Plan.
Mr. Johnstone gave a brief background regarding the resolution and the Lutheran
Legacy Campus Master Plan and introduced the MIG consultants.
Mark de la Torre, MIG
4345 Brentwood Street
Mr. De La Torre gave a brief overview of approaching the project, engagement
meetings, and what the master plan does and doesn't do. He also talked about the
preliminary concepts that had been presented to the community.
Jay Renkens, MIG
6137 Everett Street
Mr. Renkens explained the structure plan and the amendment to the
Comprehensive Plan, the overall development framework how it evolved based on
the community's feedback. He also talked about the implementation and the next
steps for the Lutheran Legacy Campus Master Plan.
Public Comment
Edward Fleegler, resident
3812 Taft Court
Mr. Fleegler reiterated the me r between SCL and Intermountain Health Care
will be an incredible opportunity and feels it is important to wait on the master plan
until the letter of intent and the silent period is over to support the health and
wellbeing of the citizens of the City of Wheat Ridge.
Anne Brinkman, resident and former WR Planning Commissioner
7420 W. 34" Avenue
Ms. Brinkman said the Lutheran Master Plan is really nice. She spoke of her
concerns of the Rocky Mountain Ditch Company and its valuable water. She does
not want to see the Master Plan treat the ditch as an amenity for children to play in.
Ms. Brinkman explained it is protected by an easement.
Lucille Ray, resident
3230 Balsam Street
Planning Commission Minutes - 5—
October 7, 2021
Ms. Ray said it is important for the integration of the SCL & Intermountain Health
Care to happen and would like the site to stay medical in nature. She does not think
the plan has the best interest for the City of Wheat Ridge. She also mentioned
there is too much development in the City of Wheat Ridge and wants the
community to remain as is and not have the developers take over.
Michelle Davis, Ventas Representative
3455 Lutheran Parkway
Ms. Davis communicated that Ventas has made a significant impact in the
community and will wait to support the rezoning until a later date to see its uses.
Bob Brazell, resident
3830 Carr Street
Mr. Brazell has concerns for the possibility of high density on the north side of the
Lutheran Property and thinks it is misconceived. He also has concerns about
parking and stated he opposed to the project.
Jenny Shaver, resident
8835 W. 32"d Avenue
Ms. Shaver mentioned she enjoyed working with Mr. De La Torre as part of the
focus groups but does not agree with the high-density homes and does not think the
Rocky Mountain Ditch should be played in by children. Ms. Shaver also has
concerns about increased traffic. She also believes the history of the Blue House is
important and asked about West Pines moving.
Janelle Shaver, resident
8090 W. 35" Avenue
Ms. Shaver feels there was not sufficient notification to the community about the
Master Plan process and believes focus groups are considered public outreach, and
there was no input taken. She feels that changing the Comprehensive Plan is a
huge deal with not enough public input. Ms. Shaver thought the 3 concept plans
were too similar and would like to see urban agriculture instead.
Lisa Wilson, resident
3231 Balsam Street
Ms. Wilson thinks that progress can be shaped and appreciates all the public
meetings and feels the Master Plan shows that MIG and staff are listening. She
said it is evident in the green space and walkability, a balance of density and
concentration of higher density only in the center. Ms. Wilson appreciates the
consideration to all the input and to a Master Plan that will create a unique livable
addition to the community.
Planning Commission Minutes -6—
October
6—
October 7, 2021
Don Wood, resident
2385 W. 28" Avenue
Mr. Wood said he is a representative of the Historic Society and mentioned there is
a good deal of support to save the Blue House on the Lutheran Campus because it
is one of Jefferson County's jewels. He said a potential for the site around the
house could be a park and would like the Commission to take into consideration
preserving the historic building on the property.
Sandy Nance, resident
4097 Field Drive
Ms. Nance said she was pleased to see the Master Plan mentioned the Blue House
and the Chapel for adaptive re -use. She is concerned that there is a push to get the
plan through before the historic designation of these buildings.
Vivian Vos, resident
6920 W. 47" Place
Ms. Vos mentioned she is confused about this process and wants a definition of the
Master Plan and how it amends the Comprehensive Plan. She said the letter of
intent is intriguing and thinks a better use of the existing buildings would be for
science labs.
Ihor Fights, resident
9775 W. 36" Avenue
Mr. Figlus urged the Commissioner not to recommend approval of this plan
because of the process. He feels the community's input was not accepted and there
was no direct contact with the immediate neighborhood and thinks the whole
process needs to be revisited.
Joshua Meyer, resident
8835 W. 32"d Avenue
Mr. Meyer believed the project is motivated by money and not community
involvement. He stated there is still vacant retail property on 381h Avenue and
doesn't believe there is a need for more. Mr. Meyer said the neighbors were
unaware of the meetings and the plan disregards the community and would like to
go back to the drawing board.
Rosemarie Bowden, resident
3535 Dudley Street
Planning Commission Minutes -7—
October
7—
October 7, 2021
Ms. Bowden is concerned about the health needs of the community, development
and about SCL becoming a smaller hospital. She said there is a need to preserve
hospitals.
Mariann Storck, resident
4120 Balsam
Ms. Storck agreed with other speakers and encourages the Commission to reject
the Master Plan. She would like to maintain green space in the City and not have
more retail space because there is already too much vacant retail.
Dan Findlay, resident
3375 Dudley Street
Mr. Findlay mentioned he has been part of the process and thanked staff and MIG
for their hard work but agrees with the uniform opposition of the Master Plan. He
moved to Wheat Ridge for the open space and echoes what has been said by
previous speakers. He also mentioned he is sad to see that not everyone is
engaged.
Chris Leatherwood, resident
4185 Carr Street
Mr. Leatherwood mentioned he is a lateral member on the Rocky Mountain Ditch
and wondered who will ensure access to the water. He also agrees with other's
comments and asked why all sides of the property have wide buffers except on 30,
Avenue. He urged the Commission to deny and get more public comment.
Scot Tallmadge, resident
4380 Dover Street
Mr. Tallmadge has concerns of traffic and parking and does not think traffic counts
have been considered in this process. He also does not think Rocky Mountain
Ditch should be an amenity.
Haley Findlay, resident
3375 Dudley Street
Ms. Findlay has concerns of traffic on Dudley Street and parking on the Lutheran
property. She does not want to see more apartment buildings but would like to see
more open space. She also echoed what other people had to say.
Tamara Phalen, resident
4205 Dover Street
Planning Commission Minutes - 8—
October 7, 2021
Ms. Phalen said she lives north of Lutheran and urged the Commission to reject the
Master Plan because there is too much high density. She also echoed the thoughts
of others and would like to see more single-family homes and senior living.
Sarah Westmoreland, resident
4130 Balsam
Ms. Westmoreland's main concern is traffic impact on the north side of the
development.
Richard Skallen, resident
7235 W. 28" Avenue
Mr. Skaflen's has concerns of traffic around Wheat Ridge High School and Wheat
Ridge Middle School. He mentioned a concern for safety for the children walking
on 32°d and 38"' Avenues.
Commissioner LARSON closed the Public Comment.
Commissioner SIMBAI asked if item #2 in the resolution could be explained and if
the Master Plan can be changed years from now.
Mr. Johnstone explained the Master Plan content will inform any changes in land
use on the property and it is being adopted in its entirety. He added it is at the
City's discretion to update master plans periodically and is a role for Planning
Commission and City Council. He explained that the Master Plan would serve as a
guiding document.
Steve Chyung, SCL
8300 W. 38" Avenue
In response to a question from Commissioner ANTOL, Mr. Chyung explained that
SCL entered into a Letter of Intent (LOI) with Intermountain Health Care which is
based in Utah. He clarified that the LOI was made public a couple of months ago
and is for the two healthcare systems to merge. Mr. Chyung said it will not change
the status of building a new hospital because SCL and Intermountain operate in
different markets.
Commissioner ANTOL asked if approving this Master Plan also approves the
different densities on the site.
Mr. Johnstone said generally yes, but it should be understood that when a
Comprehensive Plan is adopted then the densities are not absolutes and there is
flexibility to be determined by the zoning.
Planning Commission Minutes -9—
October
9—
October 7, 2021
Commissioner OHM asked if there is criteria that will inform if the Rocky
Mountain Ditch Company will remain open or be buried.
Mr. Johnstone said he does not know because the ditch company has its own
opinions with pros and cons to each approach.
Commissioner OHM asked how long this process has taken so far and if any
postcards were mailed to the community.
Mr. De La Torre explained that the technical process began in February of 2021, sc
about 7 months of active engagement. He said no postcards were sent out, and Mr.
Johnstone elaborated that there were 3 editions of the Connections Newsletter
mailed citywide which contained notification of the process including specific
dates for engagement.
Commissioner OHM mentioned there was a lot of detail in the Master Plan
Appendix and wanted clarification on trip generation.
Mr. De La Torre confirmed that this Master Plan is not a development plan, so the
worst-case scenario was analyzed (meaning the land uses with the highest trip
generation) and it was only 7% higher than what the hospital generates today.
Commissioner OHM also asked if the facilities report could be explained with
regards to the Blue House and Chapel.
Mr. De La Torre explained that the Abo Group's'dssessment of the two structures.
Both have significance and could be repurposed, but both need some structural
work and there is asbestos.
In response to a question from Commissioner OHM, Mr. De La Torre confirmed
that large residential lot sizes result in more expensive (less affordable) homes.
Commissioner OHM referenced the Corners project at 38"' and Wadsworth and
asked how the subject property compares in terms of the required entitlements.
Mr. Johnstone described the timeline of changes on Wadsworth. The Charter was
amended by voters in 2009 to allow additional height and density in the
Wadsworth and I-70/Kipling urban renewal areas. Subsequently, the Wadsworth
corridor was legislatively rezoned through a public process and public hearings.
In response to a follow-up question, Mr. Johnstone said we don't yet know what
the timing could be for a potential Charter amendment and zone change at
Lutheran. There are several variables that can inform that process over the next
several years.
Commissioner DISNEY asked what would happen with the property if the Master
Plan did not exist.
Planning Commission Minutes - 10—
October 7, 2021
Mr. Johnstone said not much would happen because the hospital zoning is so
specific and limiting; there is not any flexibility to allow other uses or directions.
Commissioner DISNEY inquired about the merger between the two healthcare
systems and if Intermountain decided to come in with a research facility would it
negate the Master Plan.
Mr. Johnstone clarified the Master Plan would not preclude a research facility from
coming in and the Master Plan cannot be that descriptive.
Commissioner DISNEY said she was shocked to see the amount of people who
participated in the process and asked if MIG was happy with the numbers.
Mr. De La Torre was very encouraged by the number of people who participated in
the process and Mr. Johnstone added there were many more people engaged who
are not sitting in Council Chambers tonight.
In response to a question from Commissioner LEO about the Blue House and
Chapel, Mr. Johnstone said the two structures are not historically designated and
legally there is nothing keeping them from being demolished, but the document
reflects that the community values those structures and will continue to seek ways
to adaptively use them. Mr. Chyung added that the evaluation of a developer needs
to take into consideration the historical value of the structures.
Commissioner LEO asked if there will be a need for additional police or
emergency services moving forward.
Mr. Johnstone mentioned there hasn't been a specific discussion yet about police
and emergency services but there is an existing high presence on the existing
campus and as part of the 2022 Budget, if approved in October, there will be
additional police positions added to the force because of the new site at Clear
Creek Crossing.
Commissioner Kerns asked why Ms. Brinkman does not want people wading in the
Rocky Mountain Ditch.
Ms. Brinkman explained that there are water rights to the ditch and if waded in
then it will get polluted.
Mr. De La Torre clarified that the imagery in the presentation showed various
forms of nature play but did not mean to imply that the ditch will be a water
amenity.
Commissioner KERNS asked if the public process and outreach could be explained
because he saw the articles in the Connections Newsletter.
Planning Commission Minutes - 11 —
October 7, 2021
Mr. De La Torre explained use of What's Up Wheat Ridge. He also explained that
the 4 public meetings were each intentionally in a different format, including a
walking tour, virtual meeting, in-person meeting and an open house format. He
mentioned that he also held focus groups which were filled by open solicitation;
promoted in What's Up WR and the walking tour. Mr. De La Torre also said there
was a business focus group comprised of different community business entities and
a stake holder steering group. Mr. Johnstone added that the City decided this is a
community wide project and needed to get the word out robustly. Connections
reaches all residents.
Commissioner SIMBAI asked what the pros and cons would be to the process if
the City, MIG, and SCL Health went back to the drawing board as recommended
by some community members.
Mr. De La Torre said it would undermine the process and all the analysis that has
been done. Mr. Johnstone concurred and does not know what it looks like to go
back to the drawing board and does not think it is fair to all those who have
participated to this point. Mr. Chyung added that a medical use only does not leave
us anywhere to go with 100 acres.
Commissioner ANTOL wanted clarification that a planned development will be
one zoning change as opposed to multiple developers coming in and piecing out
the property with multiple zone districts.
Mr. Johnstone said that a Planned Development vrould go through the same zone
change process including a neighborhood meeting, public hearings and adopting an
Outline Development Plan consistent with the Master Plan and then finally a
Specific Development Plan to sell off different blocks of sub -areas of the property.
Commissioner OHM asked if the appendix is available to the public. He added he
likes the flexibility of the Master Plan.
Ms. Odean said the appendix was all together in the agenda packet online.
Commissioner DISNEY said she is grateful for the amount of work that went into
this document and process. She felt public input was taken into consideration and
has gone far above what the people want, and she understands the reality of no
buffer on the north side of the property. She also mentioned she does not like
density, but we need affordable housing for the number of people who want to live
in the City of Wheat Ridge. Commissioner DISNEY also felt there was plenty of
notification to the public
Commissioner LEO thinks this is a huge effort and a great project, but a work in
progress and does not think it is ready to be entered as an amendment into the
Comprehensive Plan. She feels there is a need for healthcare in the City of Wheat
Planning Commission Minutes -12—
October
12—
October 7, 2021
Ridge due to the increase in population and does not like the thought of fewer beds
at the new SCL site at Clear Creek Crossing.
Commissioner KERNS thinks it is important to have housing diversity and choice
and this Master Plan offers that. He also mentioned that that even though the Blue
House and Chapel are not designated as historic the Plan recognizes their value.
He added that traffic is already generated by the hospital and that is not going to
change with new development.
Commissioner LARSON asked who is paying for this Master Plan study.
or
Mr. Johnstone said SCL Health is paying for the planning process.
Commissioner LARSON also asked about the existing protection for the Rocky
Mountain Ditch and what part of the process with that be discussed.
Mr. Johnstone said there is existing controls in place, and it will be looked at
during the ODP/SDP phases.
It was moved by Commissioner OHM and seconded by Commissioner
ANTOL to adopt Resolution 01-2021, a resolution recommending adoption of
the updated Lutheran Legacy Campus Master Plan as an amendment to the
City's Comprehensive Plan, Envision Wheat Ridge, and forwarding said
recommendation to the Wheat Ridge City Council.
Motion carries 6-1 with Commissioner LEO voting against.
C. ZOA-21-04: a code amendment modifying Chapter 26 of the Wheat Ridge Code
of Laws adding reference to extended stay lodging to Chapter 26 use schedules.
1wCommissioner SIMBAI indicated he has a specific and particular interest in this
ase and recused himself but will be back for the close of the meeting.
Mr. Johnstone gave a short presentation regarding adding reference to extended
stay lodging to Chapter 26 use schedules.
Public Comment
No one wished to speak.
Commissioner LEO said her only concern is about meeting other licensing and
operational requirements and if cooking facilities were not provided and people
were using hotplates and asked if this is conditional.
Planning Commission Minutes -13—
October
13—
October 7, 2021
Mr. Johnstone said this is one of the requirements and there are other requirements
for extended stay lodging in Chapter 11 such as, but not limited to, separate
sleeping quarters.
Commissioner DISNEY asked if the intent of this amendment is to have the ability
to go to hotels to remodel them and would this amendment help with higher crime
rates.
Mr. Johnstone confirmed this and added that extended stay doesn't mean the
residents are criminals but there is a correlation in some of the properties.
Commissioner OHM asked about page 10 section 3b and about the permitted uses
and if the language is correct as written.
Mr. Johnstone said this reference will allow owners to ask for approval of extended
stay lodging per the planned districts through a special use process.
Commissioner ANTOL asked if there is outreach to the motel operators.
Mr. Johnstone said yes, and the feedback was, it will impact the motels' business
models.
Commissioner LARSON asked if this would add a paragraph to Chapter 11.
Mr. Johnstone said most of the changes are in Chapter 11, and the only change for
Chapter 26 will relate to the use chart.
It was moved by Commissioner LEO and seconded by Commissioner
DISNEY to recommend approval of a code amendment modifying Chapter 26
of the Wheat Ridge Code of Laws concerning extended stay lodging.
Motion carries 5-1 with Commissioner KERNS voting against.
8. OLD BUSINESS
9. NEW BUSINESS
A. Upcoming Dates
Mr. Johnstone said there will be an October 21 Planning Commission Meeting and
at least one meeting in November.
Planning Commission Minutes -14—
October
14—
October 7, 2021
B. City Developments
Mr. Johnstone mentioned this has been a very robust construction year with the
Clear Creek Crossing site. He the TOD sites are experiencing a lot of sales and the
property next to Medved is moving along at a steady pace.
10. ADJOURNMENT
It was moved by Commissioner DISNEY and seconded by Commissioner KERNS to
adjourn the meeting at 10:57 p.m. Motion carried 6-0.
Dan Larson, Chair Tammy Odean, Recording Secretary
Planning Commission Minutes
October 7, 2021
15—
City of
Wheatl�, e
- OFFICE of THE CIIYMANAGER
City of Wheat Ridge Municipal Building 7500 W. 29� Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2819 F: 303.234.5924
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and Planning Commission; this means that public meetings will continue to be virtually accessible and
will also be held in-person if allowed by public health guidelines on the respective meeting date. This
guide describes the various ways in which the public may participate in public meetings.
1. TO COMMENT IN ADVANCE
• Click this link: www.wheatridgespeaks.or¢
• Use Wheat Ridge Speaks to review agendas and staff reports and to submit written comment.
• For City Council meetings on Wheat Ridge Speaks:
— You may submit comments at any time until noon on the day of the meeting.
— For public hearings related to development or zoning, content will be posted about 10
days in advance.
— For all other agenda items, content will be posted about 4 days in advance.
• For Planning Commission meetings on Wheat Ridge Speaks:
— You may submit comments until noon the day before the meeting.
— Content will be posted about 10 days in advance.
2. TO COMMENT VIRTUALLY DURING THE LIVE MEETING (by web or phone)
Join the live meeting through the web link or phone number (with access code) provided on the calendar
on the City's website and provided on the top of all meeting agendas. Find the calendar at
WWW.ci.Wheatridge.co.us/calendar
• You will be joined into the meeting and automatically muted.
• When public comment is invited, all participants will be unnamed and called upon by last name.
(For example, the Mayor or meeting Chair may say: "Now is the time for public comment. All
members of the public will be unrnuted. Please mute yourself or keep background noise to a
minimum. If your last name begins with A through F, you may now speak.')
• Please only join via the Zoom web or phone meeting if you intend to participate. If you wish to
simply view the meeting, see option 4 below.
3. TO COMMENT IN PERSON
• Confirm that local health guidelines allow the meeting to be held in-person. The meeting format
will be described on the City's calendar at www.ci.wheatridge.co.us/calendar
• When you arrive, sign up on the roster to speak on a specific agenda item.
• Review these tips for commenting during a public meeting or hearing: https://bit.ly/WRPublicHearings
4. TO VIEW THE MEETING LIVE OR LATER
The meeting will be live streamed and archived for viewing at:
• www.wheatridgespeaks.org (watch hereto follow along with the agenda packet)
• Channel 8 on your Comcast feed
• YouTube Live www.ci.wheatridge.co.us/view
Rev August 16, 2021
HELPFUL TIPS FOR A GOOD VIRTUAL MEETING EXPERIENCE
• If joining through the web, log on 5 minutes before the start of the meeting, since some online
products require downloads and installation.
• State your name when you speak.
• Turn off nearby cell phones, if you are using a computer to connect.
• Please use a headset or earbuds.
• Only have the virtual meeting application open on your computer. If you are running other
programs like email or have additional websites open in your browser, it will interfere with your
ability to hear or see the information. Close all other applications and windows when
participating.
• Please limit distractions when possible. Be aware of background noise.
• Video streaming is a relatively new technology. Some things to be mindful of when connecting
with your computer/tablet or smart phone.
If your computer/tablet or smart phone is older than 2015 it is recommended that you use
a landline/standard telephone to dial into the virtual meeting number to ensure that you
can hear the meeting clearly.
Internet service minimum needs to be 40-50 Nlbps for best results with a virtual meeting.
Depending on the Internet speed and service in your neighborhood, the most reliable way
to participate in the meeting is to call the phone number provided, rather than joining the
meeting though the web link.
2
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CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
REVIEW DATES: October 21, 2021 (Planning Commission) / November 8, 2021 (City Council)
CASE MANAGER: Scott Cutler
CASE NO. & NAME: WS -21-02 / 3900-3920 Upham St. Subdivision
ACTION REQUESTED: Request for approval a 6 -lot major subdivision in the Residential -Three (R-3) zone
district.
LOCATION OF REQUEST: 3900 & 3920 Upham Street
APPLICANT/OWNER (S): Silver Cloud Properties, LLC
APPROXIMATE AREA: 56,714 square feet (1.3 acres)
PRESENT ZONING:
PRESENT LAND USE:
Residential -Three (R-3)
Single-family
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) DIGITAL PRESENTATION
Location Map
(X) SUBDIVISION REGULATIONS
Site
Planning Commission 1
Case No. WS -21-02 /3900-3920 Upham St Subdivision
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
Case No. WS -21-02 is an application for a major subdivision on property located at 3900 and 3920
Upham Street. The applicant is proposing to subdivide the existing two (2) lots into six (6) lots, plus a
drainage tract. Given the total number of lots, 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 land uses that are already permitted by the underlying zoning. The plat
will allow new development lots to be created which meet the Residential -Three (R-3) zoning
requirements.
II. EXISTING CONDITIONS
The site is located on the east side of Upham Street between 38' Avenue and 44' Avenue (Exhibit 1,
Aerial). The site is 56,714 square feet (1.3 acres) in size and contains two total lots that are roughly the
same size:
• 3900 Upham Street: contains a single-family home built in 1942
• 3920 Upham Street: contains a single-family home built in 1931
The property is zoned Residential -Three (R-3), as are all properties in this area along Upham Street
(Exhibit 2, Zoning). Properties to the south are zoned Mixed Use — Neighborhood (MU -N) and Mixed
Use — Commercial (MU -C) and contain a variety of uses, including office, the fire department, a public
school, and the 4 -story building known as West 38 containing high-density apartments and retail.
Properties along Upham Street in this area contain a variety of residential uses, including apartment
buildings and single-family homes. Part of the school property to the east is zoned Residential -Two (R-
2), and the school building abuts the southeast corner of the subject property.
III. PROPOSED SUBDIVISION PLAT
Plat Document
The proposed plat document consists of two pages (Exhibit 3, Fox Hollow on Upham 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 which shows the proposed property lines and easements.
Lot Configuration
The subdivision creates six (6) lots that are compliant with the R-3 development standards. Lots 1 and
6 are located along Upham Street and contain the existing single-family homes. The subdivision is
designed around the preservation of the existing homes. Lots 2-5 will be located to the east behind Lots
1 and 6, and will be accessed by a central private drive that bisects the site. The private drive will allow
Planning Commission
Case No. WS -21-02 13900-3920 Upham St Subdivision
access to all lots which is required by City Code. The subdivision also creates Tract A at the east side
of the site, which is designed for drainage (water detention) and landscaping.
Each lot has been reviewed for compliance with the R-3 development standards, including minimum
lot size and width. Any future development on the rear lots will need to comply with the R-3 standards
including setbacks, building height, building coverage, and parking. Lots 2 and 3 (on the north side of
the drive) are only eligible for a single-family home, based on lot size and width. Lots 4 and 5 (on the
south side) are eligible for a single-family home or a duplex, provided all other development standards
can be met. Based on the size of the proposed lots, no multifamily development would be permitted
within this subdivision. For this reason, staff will review proposed homes for each individual lot at
time of building permit rather than through an overall site plan or planned building group.
Easements
Several easements are created by this plat to allow adequate infrastructure and access:
• The central easement is for service and emergency vehicle access (SEVA), utilities, general
access, and maintenance and it allows all lots access to Upham Street and to the utility network.
• Tract A is dedicated as a stormwater detention and water quality area. No buildings or
structures may be constructed within this area because it is fully encumbered by a detention
easement per note 8.
• 10' drainage easements are dedicated along the north and south sides of the property, and
between Lots 3 and 4, to allow drainage to flow to Tract A. This area will be landscaped but is
also not buildable.
Public Improvements
The developer will construct public improvements within the dedicated right-of-way on Upham Street,
upgrading the existing frontage with a 5 -foot attached sidewalk and curb/gutter. These improvements
will allow on -street parking on the east side of Upham Street along this property. A street light will
also be added on this side of the street.
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 utilities and drive aisles, are
in place prior to any future Certificate of Occupancy. The SIA dictates construction and maintenance
responsibilities as well as the timing of permit issuance relative to completion of the public
improvements.
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. The fee is $2,497.29 per residential unit paid at time of building permit issuance. Credit is
given for the two existing single-family homes, so fees are only required for any additional dwelling
units that are built.
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.
Planning Commission
Case No. WS -21-02/3900-3920 Upham St. Subdivision
Wheat Ridge Engineering Division: The plat is approvable. Civil Construction documents are
under final review and must be approved prior to construction and issuance of building permits.
Wheat Ridge Building Division: No comments at this time. Any future development will be
required to obtain building permits that will be reviewed for compliance with current building
codes.
West Metro Fire Protection District: No remaining comments.
Wheat Ridge Sanitation District: No remaining comments. Applicant to set up service with
district.
Wheat Ridge Water District: Applicant to set up service with the district and obtain approval
from Denver Water.
Xcel Energy: No remaining comments. Applicant to work 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, including the
proposed right-of-way dedication. Staff further concludes that the subdivision plat complies with the
standards in Article IV of Chapter 26 of the City Code (subdivision regulations) and that all utility
agencies can serve the property. The plat provides for development of a land use that is permitted by
the underlying zoning. For these reasons, staff recommends approval of the subdivision plat.
VI. SUGGESTED MOTIONS
Option A:
"I move to recommend APPROVAL of Case No. WS -21-02, a request for approval of a major
subdivision on property located at 3900 and 3920 Upham Street and zoned Residential -Three (R-3) 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. The applicant shall pay the required fees -in -lieu of parkland dedication at time of each building
permit.
2. The developer shall enter into a Subdivision Improvement Agreement with the City at the time
of recordation of the subdivision plat.
Option B:
Planning Commission
Case No. WS -21-02/3900-3920 Upham St. Subdivision
"I move to recommend DENIAL of Case No. WS -21-02, a request for approval of a major subdivision
on property located at 3900 and 3920 Upham Street and zoned Residential -Three (R-3), for the
following reasons:
1. ...
Planning Commission
Case No. WS -21-02/3900-3920 Upham St. Subdivision
EXHIBIT 1: AERIAL (2020)
Planning Commission
Case No. ! 21-02/3900.3920 Upham St dbdxlivsmon
EXHIBIT 2: ZONING MAP
Planning Commission
Case No. ! 21-02/3900.3920 Upham St dbdxlivsmon
EXHIBIT 3:
FOX HOLLOW ON UPHAM SUBDIVISION
Attached as an 11x17 document on the following page.
Planning Commission
Case No. WS -21-02/3900-3920 Upham St. Subdivision
FOX HOLLOW ON UPHAM SUBDIVISION
LOCATED
IN THE
S.E. 1/4 SECTION 23, T3S,
R69W,
6TH P.M.
CITY
State Plane
OF
WHEAT
1701258.75, Easting:
3118217.58, Elevation:
5471.62.
RIDGE,
23
Randy Fortuin, PLS 27263
COUNTY
w
Z
o-
bi
J
OF
JEFFERSON,
to the POINT
Job No: 20-2609
a
distance
of
10.00
feet;
STATE
Date August 31, 2021
00'13'04"
j
OF
COLORADO
of
80.00
For and on Behalf of CBM Surveys, Inc.
THENCE
N
89'39'11"
SURVEYOR'S CERTIFICATE:
I Randy Fortuin, PLS 27263 do hereby certify that the Survey of the boundary of FOX HOLLOW ON
UPHAM 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.
SHEET 1 OF 2
VICINITY MAP
EST 44TH
Bearings are based on City of Wheat Ridge Point #15809 (N:705840.03, E:121076.85) being the
Southeast Corner of Section 23 and Point #14809 (N:708482.61, E:121063.18) being the East Quarter
Corner of Section 23 both representing the East line of the Southeast Quarter of Section 23, Township
3 South, Range 69 West of the 6th P.M. with a City of Wheat Ridge horizontal Coordinate System
(see Note 3) a. below) bearing of N00°17'47"W. The monuments for these two corners are described
graphically hereon and being 3.25" Brass Caps, PLS 13212.
3) GEODETIC NOTES:
a. The Current City Datum Coordinate System used is a ground—based modified form of the NAD
83-92 State Plane Coordinate System, Colorado Central Zone 0502.
b. Vertical Datum used is the North American Vertical Datum of 1988 (NAVD88).
c. Ground to Grid combined
Scale Factor is 0.99974780300, scaled from
base point PHAC 1
V)
N
High Accuracy Control Point #1) having
the following NAD 83-92
State Plane
FOR REVIEW
PHAC1: Northing:
1701258.75, Easting:
3118217.58, Elevation:
5471.62.
COMMENCING at the Southeast corner of said Section
23
Randy Fortuin, PLS 27263
WHENCE
w
Z
o-
bi
J
THENCE
N 63°40'52" W, a distance of 1,472.09 feet
to the POINT
Job No: 20-2609
a
distance
of
10.00
feet;
THENCE
Date August 31, 2021
00'13'04"
j
W. 43RD AVE.
distance
of
80.00
For and on Behalf of CBM Surveys, Inc.
THENCE
N
89'39'11"
E,
a
distance
NOTICE:
318.98
feet;
W. 42ND AVE.
S
00'14'00"
E,
According to Colorado Law you must commence any legal action based upon any defect in this survey
distance
of
174.81
feet to the POINT OF BEGINNING.
within three years after you first discover such defect. In no event may any action based upon any
o
N
defect in this survey be commenced more than ten years from the date of the certification shown
m
W.
41 ST AVE.
hereon.
SITE
1) SURVEY NOTES:
Cn
=
w
a_
w
a. Per Colorado Revised Statutes Sec. 38-51-106 (L), all lineal units depicted on this Survey Plat
are U.S. Survey Feet. One Meter equals 39.37 divided by 12 U.S. Survey Feet according to the
Cn
National Institute of Standards and Technology.
u7
v
1 " = 500'
¢
o'
b. The geodetic point coordinate data shown herein has been derived from the NAD 83 HARN State
D
w
Plane Colorado Central FIPS 0502 Coordinate System, and has a horizontal Accuracy Classification
o
of 0.07 U.S. Survey Feet at the 95% Confidence level, as defined in the Geospatial Positioning
Accuracy Standards of the Federal Geodetic Control Subcommittee (FGDC—STD-007.2-1998).
_
2) BASIS OF BEARING STATEMENT:
WEST 38TH AVE.
_
Bearings are based on City of Wheat Ridge Point #15809 (N:705840.03, E:121076.85) being the
Southeast Corner of Section 23 and Point #14809 (N:708482.61, E:121063.18) being the East Quarter
Corner of Section 23 both representing the East line of the Southeast Quarter of Section 23, Township
3 South, Range 69 West of the 6th P.M. with a City of Wheat Ridge horizontal Coordinate System
(see Note 3) a. below) bearing of N00°17'47"W. The monuments for these two corners are described
graphically hereon and being 3.25" Brass Caps, PLS 13212.
3) GEODETIC NOTES:
a. The Current City Datum Coordinate System used is a ground—based modified form of the NAD
83-92 State Plane Coordinate System, Colorado Central Zone 0502.
b. Vertical Datum used is the North American Vertical Datum of 1988 (NAVD88).
c. Ground to Grid combined
Scale Factor is 0.99974780300, scaled from
base point PHAC 1
(Permanent
High Accuracy Control Point #1) having
the following NAD 83-92
State Plane
coordinates:
PHAC1: Northing:
1701258.75, Easting:
3118217.58, Elevation:
5471.62.
4) ON SITE ZONING:
The property described herein is Zoned R-3 (Residential -3)
5) FLOODPLAIN DESIGNATION:
By graphic plotting only the property described hereon falls within the Federal Insurance Rate Map,
Community Panel No. "08059CO214F" (dated February 05, 2014) Said Parcel hereon falls in Zone
"X" described as "Areas determined to be outside the 0.2% annual chance floodplain and Areas of
0.2% annual chance flood".
6) PREVIOUS EASEMENTS:
This Plat Supersedes all previous Plats, Development Plans and Easement documents. All
Easements previously established or granted by Plat, Development Plan, or by separate Easement
document over the subject property are hereby Terminated, Extinguished, and Removed by this Plat
and replaced by the Easements shown herein.
7) LOT LINES NOTE:
Lots 1 through 6 and Tract A are Hereby Created by this Plat.
B) STORMWATER DRAINAGE EASEMENT:
The Stormwater Detention and Water quality area shown herein as "TRACT A" shall be constructed
and maintained by the owners, any subsequent owners, their heirs, successors, and assigns. In the
event that such construction and maintenance is not performed by said owners, the City of Wheat
Ridge shall have the right to enter such area and perform necessary work, the cost of which said
owner, heirs, successors, and assigns agrees to pay. No building or structure shall be constructed
within TRACT A and no changes or alterations affecting the hydraulic characteristics of said
Stormwater quality/detention area shall be made without the approval of the Community
Development Director.
9) SERVICE AND EMERGENCY VEHICLE ACCESS (SEVA) EASEMENT
The Service and Emergency Vehicle Access (SEVA) Easement shown hereon is hereby dedicated to
the City of Wheat Ridge and shall be constructed and maintained by the owner and subsequent
owners, heirs, successors and assigns. In the event that the owner(s) fail or refuse to perform any
required maintenance, the City of Wheat Ridge shall have the right, but not the obligation, to enter
said easement and perform necessary work, and shall bill the owner(s) for the costs of the
maintenance work. In the event that the City is not reimbursed for all such costs within thirty (30)
days after mailing of the bill, totaling the costs incurred, the City shall have the right to place
liens against the property legally described as list each lot and block and tract of the subdivision
to the full extent of all costs incurred.
IT IS NOT JUST A SURVEY. IT IS A RESPONSIBILITY — IN HONOR OF 13155
WHEAT RIDGE, COLORADO
PLANNING COMMISSION CERTIFICATION:
Recommended for Approval this day of by the
Wheat Ridge Planning Commission.
Chairperson
CITY CERTIFICATION:
Approved this day of
ATTEST
City Clerk
Community Development Director
by the Wheat Ridge City Council.
COUNTY CLERKAND RECORDERS CERTIFICATE:
State of Colorado )
) SS
County of Jefferson )
I hereby certify that this plat was filed in the office of the
County Clerk and Recorder of Jefferson County at
Golden, Colorado, at O'Clock . M. on the
day of I , at
Reception
JEFFERSON COUNTY CLERK AND RECORDER
By:
Deputy
OWNER'S CERTIFICATE:
I, Aaron Graber, Manager of Silver Cloud Properties, LLC being the owner of real property
containing 56,714 square feet (1.3020 acres), more or less, described as follows:
A parcel
of land located in the Southeast Quarter of
Section 23,
Township 3 South,
Range 69
West of the 6th Principal Meridian, City of
Wheat Ridge,
County of Jefferson,
State of
Colorado being more particularly described as
follows:
00'13'04"
COMMENCING at the Southeast corner of said Section
23
distance
WHENCE
the East One—Quarter corner of said Seciton
23 bears N00°17'47"W
THENCE
N 63°40'52" W, a distance of 1,472.09 feet
to the POINT
OF BEGINNING;
THENCE
S
89'39'11"
W,
a
distance
of
329.02
feet;
THENCE
N
00'13'04"
W,
a
distance
of
94.81
feet;
THENCE
N
89'39'11"
E,
a
distance
of
10.00
feet;
THENCE
N
00'13'04"
W,
a
distance
of
80.00
feet;
THENCE
N
89'39'11"
E,
a
distance
of
318.98
feet;
THENCE
S
00'14'00"
E,
a
distance
of
174.81
feet to the POINT OF BEGINNING.
have laid out, subdivided and platted said land as per the drawing hereon contained under the name and
style of FOX HOLLOW ON UPHAM 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 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.
Owner: Aaron Graber, Manager, Silver Cloud Properties, LLC
State of Colorado )
) SS
County of Jefferson )
The foregoing instrument was acknowledged before me this
Day of 20 by
Witness my hand and official seal. My commission expires:
Notary Public
MORTGAGE HOLDER CERTIFICATE:
COMMERCE BANK CERTIFIES THAT IT HAS EXAMINED THIS SUBDIVISION MAP AS A LENDER
FOR THE PROJECT AND DOES HEREBY APPROVE OF THIS SUBDIVISION MAP.
COMMERCE BANK
M.
PRINTED NAME AND TITLE
(SIGNATURE)
SHEET INDE
DESCRIPTION NUMBER
COVER SHEET 1 OF 2
PLAN VIEW 2 OF 2
COVER SHEET
FOUND 3.25" BRASS CAP
PLS 13212, IN R.B. 7
I
I
U N P LATTED
ZONED R-3
U N P LATTED
ZONED R-3
E.S. ALLEN SUB.
ZONED MU -C
N
0 20 40 60
( IN FEET )
1 inch = 20 ft_
22
W
N89°39' 1 1 "E
10.00'
I
I
FOUND 3.25" BRASS CAP
PLS 13212, IN R.B. 1
IT IS NOT JUST A SURVEY. IT IS A RESPONSIBILITY - IN HONOR OF 13155
FOX HOLLOW ON UPHAM SUBDIVISION
LOCATED
IN THE
S.E. 1/4 SECTION 23, T3S,
R69W,
6TH P.M.
CITY OF WHEAT
RIDGE,
COUNTY OF JEFFERSON,
STATE
OF COLORADO
HATCHED AREA IS HEREBY
DEDICATED BY THIS PLAT
/ FOR UPHAM STREET
RIGHT OF WAY
3,833 Sq. Feet +/-
U N PLATTED
ZONED R-3
SHEET 2 OF 2
U N P LATTED
ZONED R-3
N89°39' 1 1 "E 318.98'
o nt� E 87.63' 95.43' 95.42' 10.00' 0 24.
'D 2i. 5"
15 10' DRAINAGE EASEMENT 1 I --2
N6�5 HEREBY GRANTED BY THIS PLAT-------sss3s'11"w 257.59'-----y--------------------1-
- - -
- - - - - - - - - - - - - I -
m^ Z 5ti
O d i 55 W r S89 4iv 30.00'
o �sro 5�
00 lo�
LO LO loK a I
L6 L6 m Iz m
00 0a R=28.00' I
O 3: w1 3: CB=S44'39'17"W'
310 14- LOT 1 0 0 LOT 2 CD=39.60' 0 LOT 3
o O O D=90'00'00" o u
0 7500 Sq. Feet 7541 Sq. Feet / 7540 Sq. Feet
I
z O 01 0 O 3
Z 0] z / z
S89'39'17"W 146.30'
-1--- - - - - N I
SEVA UTILITY ACCESS
�I
AND MAINTENANCE EASEMENT
HEREBY CREATED BY THIS PLATl
ao S89*46'00"W 74.16'
N 30.00' �I
S89'39'1 1 'W 87.65, - - - - - S89°39' 1 1 "W 95.43' - - - 10.00 589°39' 1 1 "W 95.42- - -
�
------ -- -- ---
589'39 57.38' 1 1 - --S89'46'00"W 74.14- - - - -
3.46' 589'39'11"W 79.01---- , it-- ---- - _--- --� I
O �►{09
S00''33"E
/ I 10' DRAINAGE EASEMENT
M N00'09'33"W L- 8.55' R=28.00' HEREBY GRANTED BY THIS PLAT
O 8.52' S89'50' 7'W A=43.98'
01 10,09' CB-N45'20'43"W 1
z CD=39.60'
D=90'00'00"
I.
Ihl m 1
C1 I 1r m
N L0
m 00 O 13
Li
LOT 6 00
0 o LOT 5 1 C 0 t o LOT 4
a 7822 Sq. Feet a 9142 Sq. Feet 3 o z 9141 Sq. Feet
01 o
00 Iv 1
Cn z to
z IZ
1 I I I
L - S89'39'1 7"W - J
30.00'
DRAINAGEEASEMENT
10.00' HEREBY GRANTED BY THIS PLAT
26.50' 87.67' 95.43' 95.42'
S89°39' 1 1 'W 329.02'
UNPLATTED JEFFERSON COUNTY
SCHOOL DISTRICT
ZONED MU -N ZONED MU -N
LEGEND
AREA SUMMARY TABLE
(VALUES ARE MORE OR LESS)
Description
Sq. Feet
Acres
LOT 1
7,500
0.1722
LOT 2
7,541
0.1731
LOT 3
7,540
0.1731
LOT 4
9,141
0.2098
LOT 5
9,142
0.2099
LOT 6
7,822
0.1796
TRACT A
4,195
0.0963
ROW DED.
3,833
0.0880
TOTAL
56,714
1.3020
I
I
N
0
a�
TRACT
A
4,195 Sq. Ft.
I
I"
0.41'
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FOUND 3.25" BRASS CAP, PLS 13212 IN R.B.
CITY OF WHEAT RIDGE PT. NO. 14809
NORTHING = 708482.61
EASTING = 121063.18
ELEVATION = 5391.18
LATITUDE = 39.46'35.8723" N
/ LONGITUDE = 105°04'19.5036" W
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FOR REVIEW
Randy Fortuin, PLS 27263
Job No: 20-2609
Date August 31, 2021
For and on Behalf of CBM Surveys, Inc.
POINT OF COMMENCEMENT
S.E. COR. SECTION 23, T3S, R69W, 6TH P.M.
FOUND 3.25" BRASS CAP, PLS 13212 IN R.B.
CITY OF WHEAT RIDGE PT. NO. 15809
NORTHING = 705840.03
EASTING = 121076.85
ELEVATION = 5428.16
LATITUDE = 39°46'09.7627" N
LONGITUDE = 105°04'19.4879" W
SHEET INDE
DESCRIPTION NUMBER
COVER SHEET 1 OF 2
PLAN VIEW 2 OF 2 PLAN VIEW
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Randy Fortuin, PLS 27263
Job No: 20-2609
Date August 31, 2021
For and on Behalf of CBM Surveys, Inc.
POINT OF COMMENCEMENT
S.E. COR. SECTION 23, T3S, R69W, 6TH P.M.
FOUND 3.25" BRASS CAP, PLS 13212 IN R.B.
CITY OF WHEAT RIDGE PT. NO. 15809
NORTHING = 705840.03
EASTING = 121076.85
ELEVATION = 5428.16
LATITUDE = 39°46'09.7627" N
LONGITUDE = 105°04'19.4879" W
SHEET INDE
DESCRIPTION NUMBER
COVER SHEET 1 OF 2
PLAN VIEW 2 OF 2 PLAN VIEW
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CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
REVIEW DATES: October 21, 2021 (Planning Commission)
CASE MANAGER: Zareen Tasneem, Planner I
CASE NO. & NAME: MS -21-07 / Depew Street Replat
ACTION REQUESTED: Request for approval of a minor subdivision to replat 5 lots into 2 lots on
property zoned Residential -One C (R -1C)
LOCATION OF REQUEST: 2844 Depew Street
APPLICANT (S): Frank Zwolinski, Power Surveying
OWNER (S): Depew St Partners LLC
APPROXIMATE AREA: 16,600 square feet (0.382 acres)
PRESENT ZONING: Residential -One C (R -1C)
COMPREHENSIVE PLAN: Neighborhoods
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Location Map
Planning Commission
Case No. MS-21-07IDepew StreetReplat
Site
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is requesting approval of a 2 -lot subdivision on property zoned Residential -One C
(R -1C) and located at 2844 Depew Street. The property currently consists of 5 substandard lots. The
purpose of the request is to demolish the existing structures and allow for the construction of two new
single-family homes. This request is considered a minor subdivision, which requires a public hearing
before Planning Commission. For this case, Planning Commission is the final authority for approval.
Depew
The purpose of a subdivision plat review is to confirm appropriate lot configuration, access, rights-of-
way, easements, and utility service to enable future development.
II. EXISTING CONDITIONS
The property is located on the east side of Depew Street, between W. 281i and 29h' Avenue Jxhibit 1,
Aerial). The municipal boundary with the City of Edgewater is located to the southwest, south of W.
271i Avenue. The property currently contains a single-family house and two sheds. An alley runs along
the rear of the property. The owner applied for a building permit on October 5, 2021 to demolish the
existing structures on the property.
The property is zoned R- 1C, a zone district that provides for high quality, safe, quiet and stable,
medium -density single-family residential neighborhoods. The site is generally surrounded by
residential zone districts and uses. West 291i Avenue, to the north, is primarily a commercial corridor
in this area and parcels along it are zoned Commercial -One (C-1) (Exhibit 2, Zoning).
The subject property was originally platted in 1890 as Lots 28, 29, 30, 31, and 32, Block 4 of the
Lakeside Resubdivision, which includes the six blocks between W. 29th Avenue and W. 281i Avenue,
and between Fenton Street and Sheridan Boulevard EFhibit 3, Current Plat: Lakeside Resubdivision).
Each lot was platted as 25 feet wide by 133 feet long; 25 feet wide lots are typical of older subdivisions
in this area. The combined total area of the subject site is 16,624 square feet (0.3815 acres).
III. PROPOSED SUBDIVISION PLAT
Plat Document
The proposed plat document consists of two pages. The first page includes a legal description of the
property; signature blocks for the owner, City, surveyor and County; and standard declarations and
notes. The second page includes the proposed lot layout, including lot lines and easements (Exhibit 4,
Proposed Plat: Depew Street Partners Subdivision).
Planning Commission
Case No. MS-21-07/Depew StreetReplat
Lot Configuration
The site is rectangular in shape: 125 feet wide along Depew Street and 133 feet deep. The proposed
subdivision plat creates two lots oriented towards Depew Street. In the R- 1C zone district, newly
platted lots are required to be at least 5,000 square feet in size and 50 feet in width. Both of the
proposed lots meet these requirements:
• Lot 1 is 70.5 feet wide and 8,812 square feet in size, and
• Lot 2 is 54.5 feet wide and 6,812 square feet in size.
The existing structures are proposed to be demolished and each lot will be eligible for a single-family
home.
Public Improvements
When new properties are created through the subdivision process, staff reviews adjacent street
improvements to confirm that they meet current roadway standards. There was no right-of-way (ROW)
dedication required along the Depew Street frontage as the width of Depew Street in this area is
sufficient. The curb, gutter, and sidewalk will need to be brought up to current design standards with
new development or the developer will need to pay fees in lieu. Since the alleyway along the back of
the property has existed as a prescriptive ROW alley, an 8 -foot -wide strip of ROW along the eastern
rear property line was required to be dedicated to the City through the plat to formalize the existing
condition.
Easements
It is standard practice to include utility easements along the perimeter of all lots created for single-
family homes. This plat establishes easements of varying widths surrounding the lots: 10 -foot
easements along the front lot lines and 5 -foot easements along the side and rear lot lines.
Parkland Dedication
The subdivision regulations include a parkland dedication requirement for all residential subdivisions
based on the assumption that additional residents in the City will impact the demand for parks and
open space. When land is not dedicated for a public park, a fee is required in lieu. Per code and
Council Resolution, the fee is $2,497.28 per unit to be paid at recordation. The fee is assessed against
the net increase in residential units or lots. In this case, the net increase is one new residential unit.
Timing of the fee collection is at the time of the building permit.
IV. AGENCY REFERRALS
All affected service agencies were contacted for comment on the subdivision plat regarding the ability
to serve the property. The developer will be responsible for any needed upgrades to accommodate the
proposed development. Specific referral responses follow.
Wheat Ridge Engineering Division: The plat has been reviewed and approved.
West Metro Fire Protection District: A fire hydrant will need to be added on the Depew
Street frontage.
Xcel Energy: Requested utility easements for the overhead lines and are covered by the
blanket utility easements established by General Note #1 on Sheet 1.
Planning Commission
Case No. MS-21-07IDepew StreetReplat
Wheat Ridge Sanitation District: No objections.
Wheat Ridge Water District: New service lines, as well as tap fees will be required.
Century Link: No objections.
No comments were received from Comcast. Referral recipients are advised that no comment received
indicates having no objections or concerns regarding the proposal.
V. STAFF CONCLUSIONS AND RECOMMENDATION
Staff concludes that the proposed subdivision plat results in a logical lot layout for the proposed future
development. Staff further concludes that the subdivision plat complies with the standards in Article
IV of the zoning and development code (subdivision regulations) and that all utility agencies can serve
the property with improvements installed at the developer's expense. For these reasons, staff
recommends approval of the subdivision plat.
VI. SUGGESTED MOTIONS
Option A:
"I move to recommend APPROVAL of Case No. MS -21-07, a request for approval of a minor
subdivision to replat 5 lots into 2 lots on property zoned Residential -One C (R -1C) and located at 2844
Depew Street, for the following reasons:
1. All agencies can provide services to the property with improvements installed at the
developer's expense.
2. The requirements of Article IV of the zoning and development code have been met.
With the following conditions:
1. Fees in lieu of parkland dedication shall be provided at time of building permit.
2. Public improvements (i.e. curb, gutter, and sidewalk) must meet current design standards
with new development or fees in lieu shall be provided, to be determined by the
Engineering Division during building permit review.
Option B:
"I move to recommend DENIAL of Case No. MS -21-07, a request for approval of a minor subdivision
to replat 5 lots into 2 lots on property zoned Residential -One C (R -1C) and located at 2844 Depew
Street, for the following reasons:
Planning Commission
Case No. MS-21-07IDepew StreetReplat
EXHIBIT 2: ZONING MAP
planning Commission
CaseNo.M 21-07/Depe .4reet Replat
EXHIBIT 3: CURRENT PLAT
LAKESIDE RESUBDIVISION
[See attached]
Planning Commission
Case No. MS-21-07/Depew StreetReplat
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EXHIBIT 4: PROPOSED PLAT
DEPEW STREET PARTNERS SUBDIVISION
[See attached]
Planning Commission
Case No. MS-21-07/Depew StreetReplat
OWNER'S CERTIFICATE
WE, DEPEW STREET PARTNERS LLC, A COLORADO LIMITED LIABILITY COMPANY, BEING THE OWNERS OF REAL
PROPERTY CONTAINING 0.3815 ACRES DESCRIBED AS FOLLOWS. -
ALL OF LOTS 28, 29, 30, 31 AND 32, BLOCK 4, RESUBDIVISION OF BLOCKS 1 TO 7 AND THE NORTH 1/2 OF
BLOCK 8, LAKESIDE, COUNTY OF JEFFERSON, STATE OF COLORADO, LYING WITHIN THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 67H PRINCIPAL
MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHEAST QUARTER (SE 1/4), FROM WHENCE THE
SOUTHWEST CORNER OF SAID SOUTHEAST QUARTER (SE 1/4) BEARS SOUTH 89 40 03" WEST A DISTANCE
OF 2646.15 FEET, WITH ALL BEARINGS HEREIN RELATED THERETO, -
THENCE NORTH 507629" WEST, 1490.65 FEET TO THE SOUTHEAST CORNER OF SAID LOT 28, AND BEING
THE POINT OF BEGINNING -
THENCE ALONG THE SOU 7H LINE OF SAID LOT 28, SOU 7H 894053" WEST, 133.00 FEET TO THE WEST LINE
OF SAID BLOCK 4,•
THENCE ALONG SAID WEST LINE, NORTH 00794J- WEST, 125.00 FEET TO THE NORTH LINE OF SAID LOT 32;
THENCE ALONG SAID NORTH LINE, NOR7H 89'40'5J" EAST, 133.00 FEET 7HE NORTHEAST CORNER OF SAID
LOT 32,•
THENCE ALONG THE EAST LINE OF SAID LOTS 32, 31, 30 AND 29, SOUTH 00794J" EAST, 125.00 FEET TO
THE POINT OF BEGINNING.
CONTAINING 16,624 TOTAL SQUARE FEET OR 0.3815 ACRES OF LAND, MORE OR LESS.
HAVE LAID OUT, SUBDIWDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER 7HE
NAME AND STYLE OF DEPEW STREET PARTNERS A SUBDIWSION OF A PART OF THE CITY OF WHEAT RIDGE,
COLORADO AND BY THESE PRESENTS DO DEDICATE TO 7HE 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
WHEA T RIDGE AND THOSE MUNICIPALL Y OWNED AND/OR MUNICIPALL Y FRANCHISED U77LI77ES AND SERVICES
THOSE POR77ONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONS7RUC770N, INSTALLA77ON,
OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES THIS INCLUDES BUT IS NOT LIMITED
TO 7ELEPHONE AND ELEC7RIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS STORM
W,47ER SYSTEMS AND PIPES, DETEN77ON PONDS, S7REET LIGHTS AND ALL APPURTENANCES THERETO.
FOR: DEPEW S7REET PARTNERS, LLC, A COLORADO LIMITED LIABILITY COMPANY
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MAURA McHUGH, MANAGER DATE
NOTARY ACKNOWLEDGMENT
STA 7E OF )
) SS.
COUNTY OF )
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DAMON DECKER, MANAGER DATE
THE FOREGOING CER77FICA IF OF DEDICATION AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
BY MAURA McHUGH.
NOTARY PUBLIC
MY COMMISSION EXPIRES:
ADDRESS OF NOTARY.•
STATE OF
COUNTY OF
7HE FOREGOING CERTIFICATE OF DEDICATION AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS
20---, BY DAMON DECKER.
NOTARY PUBLIC
MY COMMISSION EXPIRES:
ADDRESS OF NOTARY -
BASIS OF BEARINGS
DA Y OF
SOUTH 89-40103- WEST, BEING THE BEARING OF THE SOUTH LINE OF THE SOUTHEAST QUARTER (SE 1/4) OF SECTION 25,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF 7HE SIXTH PRINCIPAL MERIDIAN, AS DEFINED AND MEASURED BETWEEN 7HE
MONUMENTS FOUND AND SHOWN HEREON.
STATEMENT OF ACCURACY
DEPEW STREET PARTNERS
A REPLAT OF LOTS 28 THROUGH 32 INCLUSIVE OF BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO 7 AND THE NORTH HALF OF
BLOCK 8, LAKESIDE, LYING WITHIN THE SOUTHEAST QUARTER (SE 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 1 OF 2
THE GEODE77C POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN STATE PLANE COLORADO
CEN7RAL FPS 0502 COORDINA7E SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT
7HE 957 CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPA TIAL POSITIONING ACCURACY STANDARDS OF 7HE FEDERAL GEODE77C
CON7ROL SUBCOMMITTEE (FGDC—S7D-007.2-1998).
VICINITY MAP
Scale: i'=600'
DEED OF TRUST HOLDER
THE UNDERSIGNED, AS LEGAL HOLDER OF THE DEED OF TRUST RECORDED ON -----------AT RECEPTION NUMBER
OF 7HE RECORDS OF THE JEFFERSON COUNTY COLORADO CLERK & RECORDER, HEREBY CONSENTS TO
THE WITHIN PLAT.
SIGNED THIS
FOR: COMMERCE BANK
DAY OF
BY.
PRINTED NAME AND 77TLE.-
NOTARY ACKNOWLEDGMENT
STA TE OF
COUNTY OF
20 __.
THE FOREGOING CER 77FICATE OF DEDICA77ON AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS
20--- BY -------------------------------
NOTARY PUBLIC
MY COMMISSION EXPIRES -
ADDRESS OF NOTARY -
ACCEPTANCE OF DEDICATED INTERESTS IN REAL PROPERTY
Case History
MS -21-07
SHEET INDEX
1 COVER SHEET
2 MAP SHEET
GENERAL NOTES
1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS
SURVEY WITHIN THREE YEARS AF7ER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION
BASED UPON ANY DEFECT IN 7HIS SURREY BE COMMENCED MORE THAN 7EN YEARS FROM 7HE DATE OF THE
CER 77FICA 77ON SHOWN HEREON.
2. 7HIS SURREY DOES NOT CONS77TUTE A 777LE SEARCH BY POWER SURVEYING CO., INC. FOR INFORMA7ON
REGARDING BOUNDARY, EASEMENTS AND 777LE, POWER SURVEYING CO., INC. RELIED UPON THE FOLLOWING 777LE
COMMITMENT ISSUED BY FIRST AMERICAN TI7LE INSURANCE COMPANY -
COMMITMENT No. 104-2120426—S, WITH AN EFFEC77VE DATE OF APRIL 22, 2021 AT 8.•00 A.M.
3. FLOOD ZONE DESlGNA77ON.• 7HE SUBJECT PROPERTY LIES EN77REL Y Wl7HIN ZONE X (AREAS DETERMINED TO
BE OUTSIDE THE 0.27 PERCENT ANNUAL CHANCE FLOODPLAIN), AS SHOWN ON FEMA FIRM MAP 108059 C
0218F, WITH AN EFFEC77VE DATE OF FEBRUARY 5, 2014.
4. FIELD SURVEY COMPLE77ON DA 7E• MAY 16, 2021.
5. THE SUBJECT PROPERTY CONTAINS --&16,624 TOTAL SQUARE FEET OR (0.3815 ACRES OF LAND.
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 WITH THE CURRENT CITY DATUM.
o. THE CURRENT CITY DATUM COORDINATE SYSTEM USED IS A GROUND—BASED MODIFIED FORM OF THE
NAD83/92 STA 7E PLANE COORDTNA7E SYSTEM, COLORADO CEN7RAL ZONE 0502.
b. VER 77CAL DA IUM USED IS THE NORTH AMERICAN VER 77CAL DATUM OF 1988 (NAVD88).
c. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHACI
(PERMANENT HIGH ACCURACY CONTROL POINT #1) HAVING THE FOLLOWING NAD83/92 STATE PLANE
COORDINATES-
PHACI: NORTHING.• 1701258.75, EAST7NG.• 3118217.58, ELEVA770N.• 5471.62 FEET
7. 7EN—FOOT (10) WIDE EASEMENTS ARE HEREBY GRAN7ED ON PRIVA7E PROPERTY ADJACENT TO ALL FRONT
PROPERTY LINES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA. FIVE—FOOT (5) WIDE EASEMENTS ARE
HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL SIDE AND REAR LOT LINES OF EACH LOT IN THE
SUBDIVISION OR PLATTED AREA. THESE EASEMENTS ARE DEDICATED FOR 7HE INSTALLA77ON, MAINTENANCE, AND
REPLACEMENT OF ELECTRIC, GAS, TELEVISION CABLE, DRAINAGE AND 7E1EC01VMUNICATIONS FACILl77ES.
PERMANENT S7RUC77JRES AND WATER METERS SHALL NOT BE PERMIT7FD WITHIN SAID U77LITY EASEMENTS.
SURVEYOR'S NOTE
"PER COLORADO RE9SED STA7U7ES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPIC7ED ON 7HIS LAND
SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET
ACCORDING TO THE NA77ONAL INS 77Tl/TE OF STANDARDS AND TECHNOLOGY. "
SURVEYOR'S CERTIFICATE
I, RICHARD B. GABRIEL, DO HEREBY CER77FY 7HAT THE SURVEY OF 7HE BOUNDARY OF "DEPEW STREET
PAR7NERS" WAS MADE BY ME OR UNDER MY DIRECT SUPERKSION AND TO 7HE BEST OF MY KNOWLEDGE,
INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED
DAY OF ED177ON AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY.
THE CITY OF WHEAT RIDGE, COLORADO HEREBY ACCEPTS THE DEDICA77ON AND CONVEYANCE TO THE CITY OF THOSE LOTS, IRACTS,
EASEMENTS, ALLEYS, ROW, AND OTHER INTERESTS IN REAL PROPERTY DEN07FD ON THIS PLAT AND ASSOC/A TED EXHIBIT AS BEING
DEDICATED TO THE CITY FOR PUBLIC PURPOSES.
BUD STARKER, MA YOR DA TE
A TIES T.-
STEPHEN KIRKPATTICK, CITY CLERK DA IF
COMMUNITY DEVELOPMENT DIRECTOR
PLANNING COMMISSION CERTIFICATION
RECOMMENDED FOR APPROVAL THIS ----- DAY OF ------------- 20---, BY THE WHEAT RIDGE PLANNING COMMISSION.
CHAIRPERSON
RICHARD B. GABRIEL, P.L.S.
Colorado License No. 37929
for and on beholf of Power Surveying Compony, Inc.
6911 Broodwoy
Denver CO 80221
(303) 702-1617
www.powersurve_Xng.com
COUNTY CLERK AND RECORDER'S CERTIFICATE
ACCEPTED FOR RECORDING IN 7HE OFFICE OF 7HE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT
GOLDEN, COLORADO THIS ____ DAY OF ____________ 20
JEFFERSON COUNTY CLERK AND RECORDER
ED
DEPUTY CLERK
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THE GEODE77C POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN STATE PLANE COLORADO
CEN7RAL FPS 0502 COORDINA7E SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT
7HE 957 CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPA TIAL POSITIONING ACCURACY STANDARDS OF 7HE FEDERAL GEODE77C
CON7ROL SUBCOMMITTEE (FGDC—S7D-007.2-1998).
VICINITY MAP
Scale: i'=600'
DEED OF TRUST HOLDER
THE UNDERSIGNED, AS LEGAL HOLDER OF THE DEED OF TRUST RECORDED ON -----------AT RECEPTION NUMBER
OF 7HE RECORDS OF THE JEFFERSON COUNTY COLORADO CLERK & RECORDER, HEREBY CONSENTS TO
THE WITHIN PLAT.
SIGNED THIS
FOR: COMMERCE BANK
DAY OF
BY.
PRINTED NAME AND 77TLE.-
NOTARY ACKNOWLEDGMENT
STA TE OF
COUNTY OF
20 __.
THE FOREGOING CER 77FICATE OF DEDICA77ON AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS
20--- BY -------------------------------
NOTARY PUBLIC
MY COMMISSION EXPIRES -
ADDRESS OF NOTARY -
ACCEPTANCE OF DEDICATED INTERESTS IN REAL PROPERTY
Case History
MS -21-07
SHEET INDEX
1 COVER SHEET
2 MAP SHEET
GENERAL NOTES
1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS
SURVEY WITHIN THREE YEARS AF7ER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION
BASED UPON ANY DEFECT IN 7HIS SURREY BE COMMENCED MORE THAN 7EN YEARS FROM 7HE DATE OF THE
CER 77FICA 77ON SHOWN HEREON.
2. 7HIS SURREY DOES NOT CONS77TUTE A 777LE SEARCH BY POWER SURVEYING CO., INC. FOR INFORMA7ON
REGARDING BOUNDARY, EASEMENTS AND 777LE, POWER SURVEYING CO., INC. RELIED UPON THE FOLLOWING 777LE
COMMITMENT ISSUED BY FIRST AMERICAN TI7LE INSURANCE COMPANY -
COMMITMENT No. 104-2120426—S, WITH AN EFFEC77VE DATE OF APRIL 22, 2021 AT 8.•00 A.M.
3. FLOOD ZONE DESlGNA77ON.• 7HE SUBJECT PROPERTY LIES EN77REL Y Wl7HIN ZONE X (AREAS DETERMINED TO
BE OUTSIDE THE 0.27 PERCENT ANNUAL CHANCE FLOODPLAIN), AS SHOWN ON FEMA FIRM MAP 108059 C
0218F, WITH AN EFFEC77VE DATE OF FEBRUARY 5, 2014.
4. FIELD SURVEY COMPLE77ON DA 7E• MAY 16, 2021.
5. THE SUBJECT PROPERTY CONTAINS --&16,624 TOTAL SQUARE FEET OR (0.3815 ACRES OF LAND.
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 WITH THE CURRENT CITY DATUM.
o. THE CURRENT CITY DATUM COORDINATE SYSTEM USED IS A GROUND—BASED MODIFIED FORM OF THE
NAD83/92 STA 7E PLANE COORDTNA7E SYSTEM, COLORADO CEN7RAL ZONE 0502.
b. VER 77CAL DA IUM USED IS THE NORTH AMERICAN VER 77CAL DATUM OF 1988 (NAVD88).
c. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHACI
(PERMANENT HIGH ACCURACY CONTROL POINT #1) HAVING THE FOLLOWING NAD83/92 STATE PLANE
COORDINATES-
PHACI: NORTHING.• 1701258.75, EAST7NG.• 3118217.58, ELEVA770N.• 5471.62 FEET
7. 7EN—FOOT (10) WIDE EASEMENTS ARE HEREBY GRAN7ED ON PRIVA7E PROPERTY ADJACENT TO ALL FRONT
PROPERTY LINES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA. FIVE—FOOT (5) WIDE EASEMENTS ARE
HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL SIDE AND REAR LOT LINES OF EACH LOT IN THE
SUBDIVISION OR PLATTED AREA. THESE EASEMENTS ARE DEDICATED FOR 7HE INSTALLA77ON, MAINTENANCE, AND
REPLACEMENT OF ELECTRIC, GAS, TELEVISION CABLE, DRAINAGE AND 7E1EC01VMUNICATIONS FACILl77ES.
PERMANENT S7RUC77JRES AND WATER METERS SHALL NOT BE PERMIT7FD WITHIN SAID U77LITY EASEMENTS.
SURVEYOR'S NOTE
"PER COLORADO RE9SED STA7U7ES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPIC7ED ON 7HIS LAND
SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET
ACCORDING TO THE NA77ONAL INS 77Tl/TE OF STANDARDS AND TECHNOLOGY. "
SURVEYOR'S CERTIFICATE
I, RICHARD B. GABRIEL, DO HEREBY CER77FY 7HAT THE SURVEY OF 7HE BOUNDARY OF "DEPEW STREET
PAR7NERS" WAS MADE BY ME OR UNDER MY DIRECT SUPERKSION AND TO 7HE BEST OF MY KNOWLEDGE,
INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED
DAY OF ED177ON AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY.
THE CITY OF WHEAT RIDGE, COLORADO HEREBY ACCEPTS THE DEDICA77ON AND CONVEYANCE TO THE CITY OF THOSE LOTS, IRACTS,
EASEMENTS, ALLEYS, ROW, AND OTHER INTERESTS IN REAL PROPERTY DEN07FD ON THIS PLAT AND ASSOC/A TED EXHIBIT AS BEING
DEDICATED TO THE CITY FOR PUBLIC PURPOSES.
BUD STARKER, MA YOR DA TE
A TIES T.-
STEPHEN KIRKPATTICK, CITY CLERK DA IF
COMMUNITY DEVELOPMENT DIRECTOR
PLANNING COMMISSION CERTIFICATION
RECOMMENDED FOR APPROVAL THIS ----- DAY OF ------------- 20---, BY THE WHEAT RIDGE PLANNING COMMISSION.
CHAIRPERSON
RICHARD B. GABRIEL, P.L.S.
Colorado License No. 37929
for and on beholf of Power Surveying Compony, Inc.
6911 Broodwoy
Denver CO 80221
(303) 702-1617
www.powersurve_Xng.com
COUNTY CLERK AND RECORDER'S CERTIFICATE
ACCEPTED FOR RECORDING IN 7HE OFFICE OF 7HE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT
GOLDEN, COLORADO THIS ____ DAY OF ____________ 20
JEFFERSON COUNTY CLERK AND RECORDER
ED
DEPUTY CLERK
30.00' 1 _ 30.00'
CONTROL POINT #16981
CITY OF WHEAT RIDGE DATUM: /
N 700556.4179 Gi
E 123755.1565
FOUND ALUM. N
RANGE BOX, MARKED AS SHOWN X61 a LRl
(ACCEPTED AS S 1/4 COR OF SEC
25, T 3S, R. 69W., 6th P.M.)
i pl 'AKF�Oa sb"
SEC 25 /
SEC 6
LS 14158 /
%s!
0
DEPEW STREET PARTNERS
A REPLAT OF LOTS 28 THROUGH 32 INCLUSIVE OF BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO 7 AND THE NORTH HALF OF
BLOCK 8, LAKESIDE, LYING WITHIN THE SOUTHEAST QUARTER (SE 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
N00'19'43"W 50.00'(M)(R)
(LOT 33, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
ZONED R -1C
NOO19'43"W 1
N89"40'53"E 133.00'(C)(R)
125.00' 8.00'
[n
u
--------------------------- -----------------------------------
5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT ( LOT 32, BLOCK 4 OF RESUBDIVISION OF
I
BLOCKS 1 TO 7 AND THE NORTH HALF
OF BLOCK 8, LAKESIDE)
I I
I
I I
I I
I I
I I
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT _ i -
� I
I I
LOT 1
(LOT 31, BLOCK 4 OF RESUBDIVISION OF I
8,812 s.f. (0.2023 ac.) BLOCKS 1 TO 7 AND THE NORTH HALF
ZONED R -IC OF BLOCK 8, LAKESIDE)
10' WIDE UTILITY EASEMENT 5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT GRANTED BY THIS PLAT
[5'] Q
� I
I
I _ EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT I a
I
I
I a
I � �
I I oLO CD
U
(LOT 30, BLOCK 4 OF RESUBDIVISION OF � uj
5 WIDE UTILITY EASEMENTS BLOCKS 1 TO 7 AND THE NORTH HALFI a`� o04
GRANTED BY THIS PLAT OF BLOCK 8, LAKESIDE) I , = V: w
- - - - - - -
00 0 o O)
`J N89'40'53"E `" t o
125.00 N
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT
------ --------------------------------------
I
LOT LINE HEREBY CREATED I v
BY THIS PLAT I 3
I �
[10']
(LOT 29, BLOCK 4 OF RESUBDIVISION OF I
BLOCKS 1 TO 7 AND THE NORTH HALF I
OF BLOCK 8, LAKESIDE)
LOT 2
6,812 s.f. (0.1563 ac.)
ZONED R -IC
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT
I - I
� I
10' WIDE UTILITY EASEMENT 5' WIDE UTILITY EASEMENT I
GRANTED BY THIS PLAT GRANTED BY THIS PLAT
I I
(LOT 28, BLOCK 4 OF RESUBDIVISION OF r
BLOCKS 1 TO 7 AND THE NORTH HALF
I OF BLOCK 8, LAKESIDE)
5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT
II
L--------------------------ZT-----------------------------------J
(LOT 27, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
ZONED R-3
SOUTH LINE OF THE SE /4 OF SEC 25, T. 3S., R. 691/, 6th P.M.- -
S89 40'03"W 2646.15 (M)(R)
BASIS OF BEARINGS
(LOT 27, BLOCK 4)
FOUND NAIL & 1-1/4" DIAM. BRASS TAG IN
CONC., PLS 38138 (ACCEPTED AS NE COR LOT
40 OF BLOCK 4, RESUBDIVISION OF BLOCKS 1 TO
7 AND NORTH 1/2 OF LOT 8, LAKESIDE)
U
C4
WA
z
O
N
FOUND NAIL & 1-1/4" DIAM. BRASS TAG IN
_CONC, PLS 38138 (ACCEPTED AS SE COR LOT
39 OF BLOCK 4, RESUBDIVISION OF BLOCKS 1 TO
7 AND NORTH 1/2 OF LOT 8, LAKESIDE)
(LOT 9,
W
o
�w
4
THE NORTH HALF
10
LAKESIDE)
U
wcu
PART
a
MEASURED
c4
LOT NUMBER
CONTROL POINT #16981
CITY OF WHEAT RIDGE DATUM: /
N 700556.4179 Gi
E 123755.1565
FOUND ALUM. N
RANGE BOX, MARKED AS SHOWN X61 a LRl
(ACCEPTED AS S 1/4 COR OF SEC
25, T 3S, R. 69W., 6th P.M.)
i pl 'AKF�Oa sb"
SEC 25 /
SEC 6
LS 14158 /
%s!
0
DEPEW STREET PARTNERS
A REPLAT OF LOTS 28 THROUGH 32 INCLUSIVE OF BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO 7 AND THE NORTH HALF OF
BLOCK 8, LAKESIDE, LYING WITHIN THE SOUTHEAST QUARTER (SE 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
N00'19'43"W 50.00'(M)(R)
(LOT 33, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
ZONED R -1C
NOO19'43"W 1
N89"40'53"E 133.00'(C)(R)
125.00' 8.00'
[n
u
--------------------------- -----------------------------------
5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT ( LOT 32, BLOCK 4 OF RESUBDIVISION OF
I
BLOCKS 1 TO 7 AND THE NORTH HALF
OF BLOCK 8, LAKESIDE)
I I
I
I I
I I
I I
I I
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT _ i -
� I
I I
LOT 1
(LOT 31, BLOCK 4 OF RESUBDIVISION OF I
8,812 s.f. (0.2023 ac.) BLOCKS 1 TO 7 AND THE NORTH HALF
ZONED R -IC OF BLOCK 8, LAKESIDE)
10' WIDE UTILITY EASEMENT 5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT GRANTED BY THIS PLAT
[5'] Q
� I
I
I _ EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT I a
I
I
I a
I � �
I I oLO CD
U
(LOT 30, BLOCK 4 OF RESUBDIVISION OF � uj
5 WIDE UTILITY EASEMENTS BLOCKS 1 TO 7 AND THE NORTH HALFI a`� o04
GRANTED BY THIS PLAT OF BLOCK 8, LAKESIDE) I , = V: w
- - - - - - -
00 0 o O)
`J N89'40'53"E `" t o
125.00 N
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT
------ --------------------------------------
I
LOT LINE HEREBY CREATED I v
BY THIS PLAT I 3
I �
[10']
(LOT 29, BLOCK 4 OF RESUBDIVISION OF I
BLOCKS 1 TO 7 AND THE NORTH HALF I
OF BLOCK 8, LAKESIDE)
LOT 2
6,812 s.f. (0.1563 ac.)
ZONED R -IC
EXISTING LOT LINE HEREBY REMOVED BY THIS PLAT
I - I
� I
10' WIDE UTILITY EASEMENT 5' WIDE UTILITY EASEMENT I
GRANTED BY THIS PLAT GRANTED BY THIS PLAT
I I
(LOT 28, BLOCK 4 OF RESUBDIVISION OF r
BLOCKS 1 TO 7 AND THE NORTH HALF
I OF BLOCK 8, LAKESIDE)
5' WIDE UTILITY EASEMENT
GRANTED BY THIS PLAT
II
L--------------------------ZT-----------------------------------J
(LOT 27, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
ZONED R-3
SOUTH LINE OF THE SE /4 OF SEC 25, T. 3S., R. 691/, 6th P.M.- -
S89 40'03"W 2646.15 (M)(R)
BASIS OF BEARINGS
(LOT 27, BLOCK 4)
FOUND NAIL & 1-1/4" DIAM. BRASS TAG IN
CONC., PLS 38138 (ACCEPTED AS NE COR LOT
40 OF BLOCK 4, RESUBDIVISION OF BLOCKS 1 TO
7 AND NORTH 1/2 OF LOT 8, LAKESIDE)
U
C4
WA
z
O
N
FOUND NAIL & 1-1/4" DIAM. BRASS TAG IN
_CONC, PLS 38138 (ACCEPTED AS SE COR LOT
39 OF BLOCK 4, RESUBDIVISION OF BLOCKS 1 TO
7 AND NORTH 1/2 OF LOT 8, LAKESIDE)
(LOT 9,
BLOCK 4 OF RESUBDIVISION OF
BLOCKS 1 TO
7 AND
THE NORTH HALF
OF BLOCK 8,
LAKESIDE)
N07ED OTHERWSE
NOT A
PART
(M)
MEASURED
c4
LOT NUMBER
(R)
RECORD
--------
NEW EASEMENT LINE (DIMENSIONED IN BRACKETS [ J )
-
ADJOINING PARCEL OR LOT LINE
NEW LOT LINE HEREBY CREA7ED BY THIS PLAT
CENTER LINE
N
PUBLIC LANDS SURREY SEC77ON LINE
PLAT BOUNDARY LIMITS
(LOT 10,
BLOCK 4 OF RESUBDIVISION
OF
BLOCKS 1 TO
7 AND
THE NORTH HALF
OF BLOCK 8,
LAKESIDE)
NOT A
PART
(LOT 11, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
U
7C4
- z -
N
(LOT 12, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
(LOT 13, BLOCK 4 OF RESUBDIVISION OF BLOCKS 1 TO
7 AND THE NORTH HALF OF BLOCK 8, LAKESIDE)
NOT A PART
POINT OF BEGINNING
LEGEND OF SYMBOLS & ABBREVIATIONS
Q
MONUMENT FOUND, AS NOTED
ACREAGE
SET REBAR & 1-1/2" DIAMETER YELLOW
Q
PLAS77C CAP, PLS 37929, TYPICAL UNLESS
2
N07ED OTHERWSE
(C)
CALCULATED
(M)
MEASURED
16
LOT NUMBER
(R)
RECORD
--------
NEW EASEMENT LINE (DIMENSIONED IN BRACKETS [ J )
-
ADJOINING PARCEL OR LOT LINE
NEW LOT LINE HEREBY CREA7ED BY THIS PLAT
CENTER LINE
- -
PUBLIC LANDS SURREY SEC77ON LINE
PLAT BOUNDARY LIMITS
LAND USE TABLE
LOT No.
SQ. FT.
ACREAGE
1
8,812
0.2023
2
6,812
0.1563
ALLEY
RNV Dedication
1,000
0.0229
TOTAL
16,624
0.3815
M
A
o N
N
\spj CONTROL POINT #16973
Iso s� CITY OF GREAT RIDGE DATUM:
jos 9jy N 700571.7687
E 126401.2737
/y POINT OF COMMENCEMENT
�rrg `90 FOUND 3-1/4" DIAM. ALUM. CAP IN
4��65• RANGE BOX, MARKED AS SHOWN SCALE: 1" = 10'
�pJ J (ACCEPTED AS SOUTHEAST COR OF
SEC 25, \ T. 3S., R. 69W., 6th P.M.) of WHEAT, 10' 0 5' 10'
A, T3S �o
1*�14'
Wh6atRjid e
g
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
REVIEW DATES: October 21, 2021 (Planning Commission) / December 13, 2021 (City Council)
CASE MANAGER: Scott Cutler, Senior Planner
CASE NO. & NAME: WZ-21-04 / Clear Creek Crossing Planning Area 9 ODP
ACTION REQUESTED: Approval of a zone change from Planned Commercial Development (PCD) to
Planned Mixed Use Development (PMUD) with an Outline Development Plan.
LOCATION OF REQUEST: Approximately 4051 Clear Creek Drive (west side of Clear Creek Drive north
of W. 40th Avenue, in Block 5 of Clear Creek Crossing)
APPLICANT: Norris Design on behalf of Evergreen -Clear Creek Crossing
OWNER: Coors Brewing Company
APPROXIMATE AREA: 568,679 square feet (13.06 acres)
PRESENT ZONING: Planned Commercial Development (PCD)
COMPREHENSIVE PLAN: Mixed -Use Commercial, Regional Commercial Center
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Location Map
EKlapnp Outlook
at CCC
Apartment.
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
Site
1
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is currently under contract to purchase the subject property at approximately 4051 Clear
Creek Drive and is requesting approval of a zone change from Planned Commercial Development
(PCD) to Planned Mixed Use Development (PMUD) with an Outline Development Plan (ODP). The
request will add an additional planning area (Planning Area 9) to the Clear Creek Crossing Planned
Mixed Use Development.
IL EXISTING CONDITIONS
The site is located beyond the current northern terminus of Clear Creek Drive, on the west side of the
Clear Creek Drive right-of-way and north of W. 40"' Avenue The existing street
currently ends as a cul-de-sac with a trail extending to Clear Creek. To the west of the property is
unincorporated Jefferson County, to the north and east is the Clear Creek Crossing development
(currently under construction), and to the south is a Coors Brewing Company water storage facility.
Coors previously owned the subject property, and there is a minor lot line adjustment underway to
allow the transfer of ownership to Evergreen and creating the approximately 13 acre site. There is an
80 -foot wide Denver Water easement that covers Clear Creek Drive to the northeast and parallel to the
northeast property line.
The property is zoned Planned Commercial Development (PCD) (Exhibit 2, Zoning Map) and
development standards are regulated by the 2011 Clear Creek Crossing PCD Outline Development
Plan (ODP). The site is currently vacant land. The water storage facility is also zoned PCD and the
adjacent Clear Creek Crossing development is in the 2018 Clear Creek Crossing Planned Mixed Use
Development (PMUD) ODP.
III. ZONING AND DEVELOPMENT STANDARDS
The applicant would like to rezone the property to Planned Mixed Use Development (PMUD). This
corresponds to the PMUD zoning that covers the adjacent Clear Creek Crossing site. The subject
property is described as "Planning Area 9" to complement the existing 8 planning areas in the adjacent
PMUD. PA -9 is proposed as an extension of the Homestead District, with its own distinct ODP and
associated Design Pattern Book (DPB); these are modeled for continuity after the standards of the
overall ODP and DPB for Clear Creek Crossing.
If the zone change is approved, the applicant is proposing to build multifamily rental apartments on the
site. The apartments would be a "phase two" of the existing Outlook apartment site across Clear Creek
Drive to the east, where construction has been completed and it is fully leased. The proposal would be
less dense and lower in building height than the adjacent Outlook height, capped at 250 additional
dwelling units and with 2-3 story buildings.
Rezoning Process
Rezoning to a planned development in the City of Wheat Ridge involves a two-step process. The first
step is to approve the ODP, which establishes the development standards and permitted uses for the
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
property. In this case, the DPB acts as a supplementary document to the ODP with additional details
including more substantial development standards and references to the original DPB which applies to
the balance of the Clear Creek Crossing development. 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 Plan (SDP)
for each development site. For example, in September 2019, the Commission approved the SDP for the
Outlook apartments site. A similar application and review would be required for any future
development on the subject property.
Existing Zoning
The existing PCD zoning on the property was established in 2011 with the Clear Creek Crossing
Planned Commercial Development Concept ODP, which included the entire current Clear Creek
Crossing PMUD site, and the subject property. At the time, the project was owned by Cabela's and
proposed to be anchored by a Cabela's and Walmart Superstore. The subject property was in Planning
Area 7 (PA -7) of the PCD. The zoning allowed for a wide range of commercial uses, including retail,
office, and some special uses including campgrounds. Residential uses were not permitted.
Under the PCD, development on the site was severely restricted by a limit on the "floor area ratio"
(FAR) for this site to 0.08 FAR. On the 13.68 acre site, development would be limited to a single -story
building of about 47,672 square feet (595,900 square feet of land area x.08 FAR = 47,672 square feet).
Although this could be considered a large building, it is a very low density use for the site and would
prohibit any big -box retail or multi -story office. As suggested by the "campground" allowed use, the
site was intended to be used as a Boy Scout camp, but those plans did not come to fruition. The low
FAR was intended to balance out the significantly higher FAR and development that had been
proposed for the site at the time, including the Cabela's and Walmart.
The original PCD included land owned by Jefferson County, Cabela's, and Coors. Evergreen
purchased the property owned by Jeffco and Cabela's which was about 100 acres in size and
comprised a majority of the original PCD. In 2018, Evergreen rezoned that property to PMUD for what
is now described as Clear Creek Crossing. The subject site remained under Coors' ownership and has
remained vacant.
Proposed Zoning
The proposed PMUD zoning is required in order to accommodate the proposed residential use and to
remove the FAR restrictions on this property. It's also necessary to ensure compatible site and building
design. The proposed zoning incorporates many standards and principles of the Clear Creek Crossing
ODP and DPB approved in 2018. However, the rezoning for the subject property is considered a stand-
alone application with its own customized standards with the creation of Planning Area 9. The
proposed rezoning consists of two documents:
1. Homestead District Expansion ODP of Planning Area 9 (Exhibit 3: Proposed ODP): This is the
ODP document that establishes the zoning boundary, character of development, permitted uses,
and general site boundaries, access points, and open space.
2. Design Pattern Book (DPB) for Planning Area 9 — Homestead District Expansion
Proposed Design Pattern Book): This is an independent document from the existing DPB for
Clear Creek Crossing and contains details on the design review process, concept site plans, a
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
site analysis, detailed development standards, a diagram of the planning area, additional open
space details, and signage standards. This document makes some cross references to the overall
DPB for Clear Creek Crossing, as many of the proposed standards are the same.
Development Standards
The rezoning documents propose the following development standards:
Unlike other planning areas within the Clear Creek Crossing development, the proposed allowed uses
for PA -9 are only residential, with some limited civic and public uses including open space or civic
buildings. Although different than the original ODP, the allowance for residential in this planning area
allows for a natural expansion of the existing Outlook residential uses to the east. The site takes
advantage of waterfront on the west and south sides and mountain views to the west. Given the nature
of the site far from the interstate access and commercial corridors/areas, the site is likely less
appropriate for commercial uses, and many uses may not be economically viable. The site is adjacent
to a future major employment center and retail opportunities and will contribute to the overall mixed-
use nature of Clear Creek Crossing.
The maximum building height of 50' is lower than that of the Outlook apartments in Planning Area 2
(PA -2), which allows residential buildings up to 65' and other buildings up to 90'. The lowered height
limits in PA -9 result in a maximum height that tapers down from the large-scale SCL hospital building,
to the mid -rise Outlook site, to the more low-rise development proposed in PA -9.
The vast majority of other requirements will be the same in PA -9 as they are in PA -2, including
parking (vehicle and bicycle), architecture, materials, landscaping, and lighting, which will follow the
standards outlined in the original DPB for Clear Creek Crossing and themes from the Vision Book for
Clear Creek Crossing. The required open space percentage of 20% is also the same. Unlike PA -2,
PA -9 is capped at a maximum density of 250 dwelling units. Although the site is in an area exempted
from height and density restrictions in the City Charter, the maximum of 250 units in PA -9 will allow
reasonable development without overly impacting existing roads and infrastructure (refer to the
Engineering comments in Section VI of this report for more information on traffic).
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
PROPOSED ZONING
Planned Mixed Use Development PMUD
Uses
Residential and limitedpublic/civic uses
Shall adhere to standards established in overall
Design Pattern Book for Clear Creek Crossing,
Architectural Standards
including architecture, materials, landscaping,
and lighting (generally "modem agrarian")
Max. Building Height
50'
Max. Lot coverage
80%
Min. Landscaping
20%, plus dedicated open space tract
Build -to Area
0-20': 50% along western property line (lake
shore) and 30% along Denver Water easement
Density (Residential)
Maximum of 250 dwelling units (approximately
19 units per acre
Unlike other planning areas within the Clear Creek Crossing development, the proposed allowed uses
for PA -9 are only residential, with some limited civic and public uses including open space or civic
buildings. Although different than the original ODP, the allowance for residential in this planning area
allows for a natural expansion of the existing Outlook residential uses to the east. The site takes
advantage of waterfront on the west and south sides and mountain views to the west. Given the nature
of the site far from the interstate access and commercial corridors/areas, the site is likely less
appropriate for commercial uses, and many uses may not be economically viable. The site is adjacent
to a future major employment center and retail opportunities and will contribute to the overall mixed-
use nature of Clear Creek Crossing.
The maximum building height of 50' is lower than that of the Outlook apartments in Planning Area 2
(PA -2), which allows residential buildings up to 65' and other buildings up to 90'. The lowered height
limits in PA -9 result in a maximum height that tapers down from the large-scale SCL hospital building,
to the mid -rise Outlook site, to the more low-rise development proposed in PA -9.
The vast majority of other requirements will be the same in PA -9 as they are in PA -2, including
parking (vehicle and bicycle), architecture, materials, landscaping, and lighting, which will follow the
standards outlined in the original DPB for Clear Creek Crossing and themes from the Vision Book for
Clear Creek Crossing. The required open space percentage of 20% is also the same. Unlike PA -2,
PA -9 is capped at a maximum density of 250 dwelling units. Although the site is in an area exempted
from height and density restrictions in the City Charter, the maximum of 250 units in PA -9 will allow
reasonable development without overly impacting existing roads and infrastructure (refer to the
Engineering comments in Section VI of this report for more information on traffic).
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
Access
Two access points are proposed into the site, one from Clear Creek Drive across from the northern
boundary of PA -2, and one between the site and PA -7 (the hotel site). Clear Creek Drive will be
extended moving the cul-de-sac bulb to the northwest. Additionally, the trail along Clear Creek Drive
will be extended along this site. These access points align with regional circulation goals established in
the overall DPB for Clear Creek Crossing, and Specific Development Plans will be reviewed for each
site to ensure compliance with circulation and street hierarchy requirements.
Open Space and Parkland Dedication
Open space concepts are a critical component of an ODP. The developer will be responsible for
incorporating a trailhead area, including a structure, on the property. The requirement for a dedicated
trailhead area at the northwest corner of the site is included in the ODP and DPB. This area will be
constructed with the proposed development along with the extension of Clear Creek Drive.
Parkland dedication is required for all residential developments based on the assumption that
additional residents in the City will impact the demand for parks and open space. The calculations for
land and fee amounts are determined by Section 26-414 of the City Code and by City Council
resolution. Typically, applicants pay a fee in lieu of dedicating parkland. In this case, the trailhead and
amenity can be encumbered appropriately for public use and dedicated as a separate tract maintained
by the metro district. This component is large part of the reason that public uses are permitted in the
planning area on the ODP.
This land dedication will count towards the overall parkland dedication requirement and will
significantly reduce any required fees. All calculations will be based on final unit count and total area
dedicated for the trailhead structure/area as a public amenity to be determined with the Specific
Development Plan.
IV. ZONE CHANGE CRITERIA
Staff has provided an analysis of the Outline Development Plan Criteria provided in Section 26-303.D
of the City Code. The Planning Commission and City Council shall base its decision in consideration
of the extent to which the following criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community and
will not result in a significant adverse effect on the surrounding area.
Based on the existing character of the area, the proposed rezoning will not result in adverse effects
on the surrounding area. The only immediate neighbor at this time is the Outlook apartment site in
PA -2, which has been completed. A future development site in Planning Area 7 to the southeast
will contain a hotel use. There are no immediate neighbors to the west or south, as Coors uses those
sites for water storage. The Engineering Division has confirmed the amount of added traffic
generated by this site is marginal when taking the entire Clear Creek Crossing development into
account. The road network can accommodate the proposed unit count.
The developer will also dedicate a trailhead structure and tract to the benefit of all residents of
Wheat Ridge, which will promote health and provide a community gathering space.
Staff concludes that this criterion has been met.
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
2. The development proposed on the subject property is not feasible under any other zone
district, and would require an unreasonable number of variances or waivers and conditions.
The current allowances under the existing PCD zoning are limited given the restrictive FAR
requirements. It is more logical to rezone the site to be more compatible with the surrounding
PMUD zoning and design standards as opposed to using the existing and outdated PCD
requirements which were established for a very different development concept. The proposed
PMUD zoning allows for this site to be unified with the balance of the Clear Creek Crossing
development and subject to the same architectural and site design controls.
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.
Adequate infrastructure currently serves the property. All responding agencies have indicated they
can serve the property. In the event that the current utility capacity is not adequate for a future use,
the property owner/developer would be responsible for utility upgrades. A Specific Development
Plan and associated plat will be referred to the utility districts prior to development occurring.
Staff concludes that this criterion has been met.
4. The Planning Commission shall also find that at least one 1 of the following conditions
exists:
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 City's 2009 comprehensive plan has two designations for the area: Regional Commercial
Center and Mixed -Use Commercial. Regional Commercial Center designation is intended to
include anchor stores, employment uses, restaurants, and hotel. The comprehensive plan does
not specifically anticipate residential uses in Regional Commercial Centers. However, the
Mixed -Use Commercial designation also at this location focuses on long-term infill,
redevelopment, and reinvestment with a mix of uses.
The 2009 comprehensive plan designations were very specifically influenced by Cabela's
development plans which dated back to 2005 and called for Cabela's to be the main anchor
tenant with accessory retail and restaurant uses. When PA -9 is considered in combination with
the larger Clear Creek Crossing development, the project as a whole upholds the long-range
goals of the City to create a mixed-use development.
Staff concludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the City
of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current PCD zoning designation as it
appears on the City zoning maps.
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
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.
As noted above the 2009 comprehensive plan designations were informed by the proposed
development at the time which was being driven by Cabela's and focused on commercial uses.
Contemporary mixed use developments rely on a broader land use mix and retail and
commercial development has changed dramatically in the 20 years since the City adopted the
comprehensive plan. Regional developments like Clear Creek Crossing are expected to
accommodate a "live, work, play" lifestyle and mix of uses.
The 2011 zoning for this site, which anticipated low-density commercial development or
recreational/educational uses does not align with the zoning of the adjacent properties. The site
is likely not viable as a commercial opportunity given its existing zoning, and the proposed Boy
Scout camp did not move forward with developing the site. The proposed rezoning to PMUD
will encourage more efficient development on this site that would otherwise sit vacant under
Coors' private ownership.
Housing demand continues to be strong, and with proximity to the new SCL Health Lutheran
Hospital anchoring Clear Creek Crossing, additional housing is appropriate for the
development. The Comprehensive Plan is nearly 13 years old, and it is in the public interest to
approve a zone change that responds to these changes and supports the contemporary definition
of a "regional commercial center" and provides sufficient rooftops to support the viability of
retail and restaurant uses that are desired in the center.
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 PCD zoning approved in 2011 could not have anticipated the unprecedented growing need
for all types of housing in the Denver Metro area in the next 10-20 years. Although the
comprehensive plan addressed the need to increase variety in housing types, it did not
anticipate the Clear Creek Crossing site to contribute to housing supply. With the Outlook
Phase I fully leased it is clear there is significant demand for rental housing in this area.
Staff concludes that this criterion has been met.
Staff concludes that the criteria used to evaluate zone change support this request.
V. PUBLIC NOTICING
Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood
input meeting in accordance with the requirements of Section 26-109.
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
A meeting for neighborhood input was held on June 30, 2021. This meeting was advertised and
conducted as a virtual meeting on Zoom. No members of the public attended the virtual meeting. Only
the applicant and staff were present (see Exhibit 7, Neighborhood Meering Notes).
As of the date of distribution of this staff report, October 8, 2021, the City has not received additional
comments or inquiries from surrounding property owners.
VI. AGENCY REFERRAL
All affected service agencies were contacted for comment on the zone change request and regarding
the ability to serve the property. Specific referral responses follow:
Wheat Ridge Engineering Division: No concerns with the zone change and the development
moving forward as proposed in the trip generation letter. They will formally approve the traffic
memo at the time of SDP review if the unit count proposed remains the same or under 250 units
(the cap proposed by the ODP). As part of the federal review process associated with the hook
ramp design a master Traffic Impact Study (TIS) was completed prior to the 2018 zoning. The
TIS relied on the prior development concept including Walmart and other big box stores and
establishes overall trip counts for the project. With the change from a low FAR to a multifamily
residential project, the specific site has an increase in trips, however the Clear Creek Crossing
project as a whole is still within the acceptable levels established within the TIS. The applicant
will also provide a drainage conformance letter with the SDP submittal.
Consolidated Mutual Water District: No objections. The property is not currently served by
the district but is eligible for service provided all requirements are met. The applicant is
coordinating directly with the district. The district will review specific plans at time of SDP.
Denver Water: No objections. They provided instructions for what is allowed within the
easement that traverses much of the property, and will review plans for this area at time of
SDP/plat.
Applewood Sanitation District: Applicant coordinating directly with the district. The district
will review specific plans at time of SDP.
West Metro Fire Protection District: No objections. Will review future SDP and plat for
compliance with fire code and access requirements.
Xcel Energy: No objections.
Century Link: No comments received.
Comcast Cable: No comments received.
VII. STAFF CONCLUSIONS AND RECOMMENDATION
Staff concludes that the proposed zone change promotes the health, safety and general welfare of the
community and will not result in a significant adverse effect on the surrounding area. Staff further
concludes that utility infrastructure adequately serves the property, and the applicant will be
responsible for upgrades, if needed in the future. Finally, staff concludes that the zone change is
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
consistent with the goals and objectives of the Comprehensive Plan and the overall goals for the Clear
Creek Crossing area.
Because the zone change evaluation criteria support the zone change request, staff recommends
approval of Case No. WZ-21-04.
VIII. SUGGESTED MOTIONS
Option A:
"I move to recommend APPROVAL of Case No. WZ-21-04, a request for approval of a zone change
from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) with an
Outline Development Plan (ODP) for property located at approximately 4051 Clear Creek Drive, for
the following reasons:
1. The proposed zone change will promote the public health, safety, or welfare of the community
and does not result in an adverse effect on the surrounding area.
2. Utility infrastructure adequately services the property.
3. The proposed zone change is consistent with the goals and objectives of the City's
Comprehensive Plan and consistent with the goals for the Clear Creek Crossing area.
4. The zone change will provide additional opportunity for reinvestment in the area.
5. The criteria used to evaluate a zone change supports the request."
Option B:
"I move to recommend DENIAL of Case No. WZ-21-04, a request for approval of a zone change from
Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) with an
Outline Development Plan (ODP) for property located at approximately 4051 Clear Creek Drive, for
the following reasons:
Planning Commission
Case No. WZ-21-04 / CCC PA -9 ODP
EXHIBIT 1: AERIAL
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Case No. W 21-04/CCC P9-9ODP
EXHIBIT 2: ZONING MAP
Planning Commission 11
Case No. W 21-04/CCC P9-9ODP
EXHIBIT 3: PROPOSED OUTLINE
DEVELOPMENT PLAN (ODP)
See attached document.
Planning Commission 12
Case No. WZ-21-04 / CCC PA -9 ODP
EXHIBIT 4: PROPOSED DESIGN PATTERN
BOOK (DPB)
See attached document.
Planning Commission 13
Case No. WZ-21-04 / CCC PA -9 ODP
EXHIBIT 5: APPLICANT LETTER
JJJJ
NOIKIZIS DESIGN
Planning I Landscape Architecture I Project Promotion
July 6, 2021
City of Wheat Ridge, Community Development
City of Wheat Ridge — City Hall
7500 West 291h Avenue
Denver, CO 80033
Re: Description of Rezoning + Outline Development Plan Proposal
Clear Creek Crossing PMUD — Planning Area 9: Homestead District Expansion
Dear Stephanie:
On behalf of Evergreen, we are submitting this Rezoning and Outline Development Plan (ODP) Application for Clear
Creek Crossing PMUD — Planning Area 9: Homestead District Expansion for the City's initial review. The site is
located north of 40th Ave on the west side of Clear Creek Dr and is vacant land currently owned by Coors Brewing
Company.
The following team of consultants has been assembled to complete this application:
Owner/Applicant:
Evergreen Devco
Att: Christine McRight
1873 South Bellaire Street, Suite 1200
Denver, CO 80222
303.757.0401
CMcRight@evgre.com
Planners, Landscape Architect/Agent:
Norris Design
Att: Jared Carlon
1101 Bannock Street
Denver, CO 80204
303-892-1166
JCarlon@Norris-Design.com
Description
Civil Engineer/Surveyor:
HKS Engineering
Att: Michael Moore
1120 Lincoln Street, Suite 1000
Denver, CO 80203
303-623-6300
MMoore@HKSEng.com
Architect:
Kephart
Att: Adam Kantor
2555 Walnut Street
Denver, CO 80205
303-832-4474
AdamK@Kephart.com
The Clear Creek Crossing PMUD project is intended to provide the City of Wheat Ridge with a destination
development that provides a wide range of uses to help the city's commercial, residential, and employment bases.
Using unifying design elements, including architectural style, landscape design, urban design with special attention
paid to its public spaces, this project is envisioned to be a unique and authentic in its uses and architectural style,
while still providing a cohesive experience for the user.
Planning Commission 14
Case No. WZ-21-04 / CCC PA -9 ODP
J
NOKKIS DESIGN
Planning I Landscape Nchili Protect Pmmotion
The overall project will focus on creating a strong sense of place that protects the site's heritage and promotes
cultural awareness and strong kinship ties. Clear Creek Crossing will celebrate the intrinsic values that define the City
of Wheat Ridge and will embrace the simple beauties of the landscape in an authentic gesture. The theme for the
project is a modem agrarian design aesthetic that blends traditional agrarian forms and materials with modern
archetypes. To accomplish this theming within the district land uses of the project, a group of districts have been
established to allow a unique treatment to each land use while maintaining cohesive design elements throughout all
districts.
Clear Creek Crossing — Planning Area 9 is planned as an extension of the previously approved Homestead District
within the Clear Creek Crossing PMUD focused on providing multifamily residential uses, including apartments
and/or townhome formats. The addition of this approximately 13.1 -acre site would provide much needed residential
units for the City of Wheat Ridge's quickly growing community, designed and constructed in according to the
requirements of the use and in consideration of the characteristics of the site. The Homestead extension will place
priority on circulation and walk -ability to other districts as well as the adjacent Clear Creek Trail System.
Thank you for your time and consideration.
Sincerely,
Norris Design
Jared Carlon
Principal
-2-
Planning Commission 15
Case No. WZ-21-04 / CCC PA -9 ODP
EXHIBIT 6: COMPREHENSIVE PLAN
Cap following io ar, excerpt fiom the StrvcNve Map evi[Itio the Comprehensive Flan.
Subject Property
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(Clear Creek Crossing)
■Mixed -Use
Commercial al
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Case No WZ21-04/CCC C 9ODP
EXHIBIT 7: NEIGHBORHOOD MEETING
NEIGHBORHOOD MEETING NOTES
Meeting Date: June 30, 2021
Attending Staff. Zareen Tasneem, Stephanie Stevens
Location of Meeting: Virtual
Property Address: Approximately north end of existing Clear Creek Drive
(PIN 39-194-05-023, Schedule 300513419)
Property Owner(s): Coors
Property Owner(s) Present? No
Applicant: Evergreen — Clear Creek Crossing, LLC
Applicant Present? Yes
Existing Zoning: Planned Commercial Development (PCD)
Existing Comp. Plan: Regional Commercial Center, Mixed -Use Commercial
Existing Site Conditions: The site is located beyond the northern terminus of Clear Creek Drive. The
existing street currently ends as a cul-de-sac with a planned trailhead. To the west is unincorporated
Jefferson County, to the north and east is the Clear Creek Crossing development (currently under
construction), and to the south is a Coors Brewing Company water storage facility. Coors Brewing
Company also currently owns the subject property. There is a 100 -foot wide drainage easement that
runs parallel to the western property line and an 80 -foot Denver Water easement that covers Clear
Creek Drive to the northeast and parallel to the northeast property line.
According to the Jefferson County Assessor's Office, the site measures 13.36 acres in size. The
property is zoned Planned Commercial Development (PCD) and development standards are regulated
by the 2011 Clear Creek Crossing PCD Outline Development Plan (ODP). The site is currently vacant
land. The water storage facility is also zoned PCD and the adjacent Clear Creek Crossing development
is in the 2018 Clear Creek Crossing Planned Mixed Use Development (PMUD) ODP.
Applicant/Owner Preliminary Proposal: The applicant would like to rezone the property to the
Clear Creek Crossing PMUD zoning and incorporate it as a new Planning Area. The applicant's desire
is to have the site be added in as "Planning Area 9" to the ODP, as an extension of the Homestead
District, with the Clear Creek Crossing Design Pattern Book (DPB) standards also applying.
If the zone change is approved, the applicant is proposing to build multi -family rental apartments on
the site. The apartments are proposed to be less dense and lower in building height than the Outlook
Planning Commission 17
Case No. WZ-21-04 / CCC PA -9 ODP
multi -family project to the east. Initial submittal materials propose 262 units across 14 buildings each
two- to three stories in height, including the carriage unit building types found in the Outlook
development, as well as a clubhouse. Two new access points are proposed along Clear Creek Drive.
Two parking spaces per dwelling unit are proposed in the form of surface parking. Subsequent
character images submitted by the applicant proposes the development to be similar to the Outlook
Gateway development the applicant has built at E. 56th Avenue and Tower Road in the City and
County of Denver. The buildings will be primarily oriented to take advantage of the views of the water
ponds to the west and south.
The following is a summary of the neighborhood meeting:
In addition to the applicant and staff, the applicant's architect team was in attendance, including
Jared Carlon and Kelly Walls of Norris Design and Rachel Patton of HKS, as well as co -applicant,
Jeff Wikstrom of the Evergreen multi -family group.
No members of the public were in attendance.
The following issues were discussed regarding the zone change request and proposed
development:
• None
Staff received no comment from others in the area regarding the proposal.
Planning Commission 18
Case No. WZ-21-04 / CCC PA -9 ODP
HOMESTEAD DISTRICT EXPANSION
AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF PLANNING AREA 9
HOMESTEAD DISTRICT EXPANSION FOR CITY OF WHEAT RIDGE, CO
A PARCEL OF LAND BEING ALL OF LOT 1, BLOCK 5 AND A PORTION OF LOT 2, BLOCK 5, CLEAR CREEK CROSSING FILING
N0.3 RECORDED AT RECEPTION NUMBER 2019087681, LOCATED IN THE NORTHEAST QUARTER OF SECTION 30 AND
THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
LEGAL DESCRIPTION
A PARCEL OF LAND BEING ALL OF LOT 1, BLOCK 5 AND A PORTION OF LOT 2, BLOCK 5, CLEAR CREEK CROSSING FILING NO.3 RECORDED AT
RECEPTION NUMBER 2019087681, LOCATED IN THE NORTHEAST QUARTER OF SECTION 30 AND THE SOUTHEAST QUARTER OF SECTION 29,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
TOTAL AREA OF PLANNING AREA 9: HOMESTEAD DISTRICT - EXPANSION = 570,636 SQ. FT. (13.10 ACRES) MORE OR LESS
NOTE: FINAL LAND AREA VALUES MAY VARY BASED ON REQUIRED CITY ROW DEDICATION FOR CLEAR CREEK DRIVE.
CHARACTER OF DEVELOPMENT
CLEAR CREEK CROSSING - PLANNING AREA 9 IS PLANNED AS AN EXTENSION OF THE PREVIOUSLY APPROVED HOMESTEAD DISTRICT
WITHIN THE CLEAR CREEK CROSSING PMUD FOCUSED ON PROVIDING MULTIFAMILY RESIDENTIAL USES, INCLUDING APARTMENTS AND/OR
TOWNHOME FORMATS. THE ADDITION OF THIS APPROXIMATELY 13.1 -ACRE SITE WOULD PROVIDE MUCH NEEDED RESIDENTIAL UNITS FOR
THE CITY OF WHEAT RIDGE'S QUICKLY GROWING COMMUNITY, DESIGNED AND CONSTRUCTED IN ACCORDING TO THE REQUIREMENTS OF
THE USE AND IN CONSIDERATION OF THE CHARACTERISTICS OF THE SITE. THE HOMESTEAD EXTENSION WILL PLACE PRIORITY ON
CIRCULATION AND WALK -ABILITY TO OTHER DISTRICTS AS WELL AS THE ADJACENT CLEAR CREEK TRAIL SYSTEM.
GENERAL NOTE
THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING
ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND
APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE
DEVELOPMENT.
CASE HISTORY
ANX-05-01, SUP -05-01, WZ-05-01, WZ-05-02, SUP -05-04, SUP -06-05,
WZ-06-03, WS -06-01, MS -06-09, MS -06-10, SUP -10-01, ANX-11-01,
WZ-11-01, WZ-11-02, WS -11-01, WZ-16-07, WZ-19-01, MS -19-02, WZ-19-09,
WZ-19-10, WZ-21-04
SHEET INDEX
1
COVER SHEET
2
LAND USE MAP
3
PERMITTED USES
PROJECT TEAM
PREPARED FOR.
EVERGREEN - CLEAR CREEK CROSSING, L.L.C.
1873 S. BELLAIRE STREET
SUITE 1200
DENVER, CO 80222
PN1r_.1N1PrQ-
HARRIS KOCHER SMITH
1120 LINCOLN STREET, SUITE 1000
DENVER, CO 80203
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NORRIS DESIGN
1101 BANNOCK STREET
DENVER, CO 80204
VICINITY MAP
40th Ave.
YOUNGFIELD St.
CLEAR CREEK DR
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PLANNING AREA
HOMESTEAD DISTRICT EXPANSION
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CITY CERTIFICATION
APPROVED BY THE CITY OF WHEAT RIDGE THIS DAY OF ,
ATTEST
CITY CLERK
COMMUNITY DEVELOPMENT DIRECTOR
MAYOR
JEFFERSON COUNTY CLERK & RECORDER
STATE OF COLORADO )
) SS
COUNTY OF JEFERSON )
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HEREBY CERTIFY THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDED OF JEFFERSON COUNTY AT
GOLDEN, COLORADO, AT O'CLOCK M. ON THE DAY OF , A.D., IN BOOK
PAGE , RECEPTION NO.
JEFFERSON COUNTY CLERK AND RECORDER
DEPUTY
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NOPWIS DESIGN
Planning I Landscape Architecture I Nroject Nromotion
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 303.892.1186
www.norris-design.com
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OWNER'S CERTIFICATE UNIFIED CONTROL STATEMENT
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THE BELOW -SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED
HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN
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THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF REZONING TO PLANNED
DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY
RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS.
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EVERGREEN - 40TH &CLEAR CREEK APARTMENTS, L.L.C.
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STATE OF COLORADO )
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COUNTY OF DENVER )
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THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , A.D. 2018
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WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES:a
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NOTARY PUBLIC
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APPLICANT:
STATE OF COLORADO )
CLEAR CREEK CROSSING, L.L.C.
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COUNTY OF DENVER )
1873 S. BELLAIRE STREET
SUITE 1106
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , A.D. 2018
DENVER, CO 80222
BY
WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES:
NOTARY PUBLIC
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DATE:
7/6/2021
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8/16/2021
10/11/2021
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SURVEYOR'S CERTIFICATE
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I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF THE CLEAR CREEK CROSSING
DEVELOPMENT WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN
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ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY
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REPRESENTS SAID SURVEY.
SHEET TITLE:
SURVEYOR'S SIGNATURE
SURVEYOR'S SEAL
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COVER SHEET
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01 OF 03
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HOMESTEAD DISTRICT EXPANSION
AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF PLANNING AREA 9:
HOMESTEAD DISTRICT EXPANSION FOR CITY OF WHEAT RIDGE, CO
A PARCEL OF LAND BEING ALL OF LOT 1, BLOCK 5 AND A PORTION OF LOT 2, BLOCK 5, CLEAR CREEK CROSSING FILING
NO.3 RECORDED AT RECEPTION NUMBER 2019087681, LOCATED IN THE NORTHEAST QUARTER OF SECTION 30 AND
THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
40TH AVENUE FUTURE
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NOTES
................................................................................................................................................................
COORS 1. INTERNAL PEDESTRIAN CROSS ACCESS BETWEEN
,SED POND PLANNING AREAS SHALL BE PROVIDED; LOCATIONS AND
UCTURE WEST ALIGNMENT OF SUCH CONNECTIONS SHALL BE FINALIZED
'ION DURING SPECIFIC DEVELOPMENT PLANS PROCESSING.
2. ASSOCIATED WITH THE CLEAR CREEK CROSSING
DEVELOPMENT IS A VISION BOOK THAT SHALL BE KEPT ON
FILE WITH THE CITY OF WHEAT RIDGE FOR FUTURE
REFERENCE.
3. FINAL LOCATION OF TRAILHEAD STRUCTURE TO BE
DETERMINED AT TIME OF SDP.
ZONING:
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1873 S.BELLAIRE STREET
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DATE:
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8/16/2021
10/11/2021
SHEET TITLE:
LAND USE
02 OF 03
LEGEND:
P: PERMITTED USE
NP: NOT PERMITTED USE
SU: SPECIAL USE
HOMESTEAD DISTRICT EXPANSION
AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF PLANNING AREA 9:
HOMESTEAD DISTRICT EXPANSION FOR CITY OF WHEAT RIDGE, CO
A PARCEL OF LAND BEING ALL OF LOT 1, BLOCK 5 AND A PORTION OF LOT 2, BLOCK 5, CLEAR CREEK CROSSING FILING
NO.3 RECORDED AT RECEPTION NUMBER 2019087681, LOCATED IN THE NORTHEAST QUARTER OF SECTION 30 AND
THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
ALLOWED USES
PA -9
COMMERCIAL SERVICES AND RETAIL INCLUDING
(CONTINUED):
RESIDENTIAL INCLUDING:
0
ASSISTED LIVING FACILITY
P
DWELLING, SINGLE ATTACHED
P
DWELLING, DUPLEX
P
DWELLING, MULTIPLE
P
DWELLING, LIVE/WORK
P
MOTOR VEHICLE SALES, OUTDOOR DISPLAY
NP
PUBLIC, CIVIC AND INSTITUTIONAL INCLUDING:
NP
COMMUNITY BUILDINGS INCLUDING LIBRARIES, AND MUSEUMS
P
GOVERNMENT AND QUASI -GOVERNMENTAL BUILDINGS AND OFFICES
P
HOSPITAL
NP
PARKS, OPEN SPACE, PLAYGROUNDS AND PLAZAS
P
PUBLIC USES AND BUILDINGS
P
INDOOR AMUSEMENT AND RECREATIONAL ENTERPRISES
NP
OUTDOOR AMUSEMENT FACILITIES
NP
SCHOOLS, PUBLIC AND PRIVATE, COLLEGES, UNIVERSITIES, TRADE SCHOOLS
NP
UTILITIES, MAJOR
NP
UTILITIES, MINOR
P
URBAN GARDENS (SEE 26-637)
P
TRANSIT STATIONS, PUBLIC OR PRIVATE
P
WATER STORAGE
NP
ART STUDIOS AND GALLERIES
NP
COMMERCIAL SERVICES AND RETAIL INCLUDING:
NP
ADULT ENTERTAINMENT
NP
AMUSEMENT FACILITIES OR OUTDOOR RECREATION
NP
ANIMAL DAYCARE, INDOOR WITH NO OUTDOOR RUNS OR PENS
NP
APPLIANCE, HOME IMPROVEMENT AND HOME FURNISHING STORES
NP
AUTO SERVICE AS AN ACCESSORY TO PRIMARY
NP
BANKS AND FINANCIAL INSTITUTIONS, NO DRIVE -THROUGH OR DRIVE -UP
NP
BANKS AND FINANCIAL INSTITUTIONS, DRIVE-THROUGH OR DRIVE -UP
NP
BARS, TAVERNS AND NIGHT CLUBS
NP
CAR WASHES, AS ACCESSORY TO RETAIL
NP
DAY CARE CENTER, CHILD AND ADULT
NP
DRIVE -UP OR DRIVE-THROUGH USES (SEE 26-1106E WHEAT RIDGE MUNI. CODE)
NP
DRUG STORES, DRIVE-THROUGH OR DRIVE -UP
NP
EATING ESTABLISHMENT, SIT DOWN
NP
EATING ESTABLISHMENT, DRIVE-THROUGH OR DRIVE -UP
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GROCERY & SPECIALTY FOOD STORES
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HAIR, NAIL AND COSMETIC SERVICES
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COMMERCIAL SERVICES AND RETAIL INCLUDING
(CONTINUED):
1. ARCHITECTURAL DESIGN, SITE DESIGN, STREETSCAPE, SIGNAGE, FENCING,
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LIGHTING AND LANDSCAPING SHALL BE IN CONFORMANCE WITH THE DESIGN
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HARDWARE STORES
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LIQUOR STORES
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MOTOR FUELING STATIONS
NP
MOTOR VEHICLE SALES, OUTDOOR DISPLAY
NP
MOTOR VEHICLE SALES, INDOOR DISPLAY
NP
OPTICAL STORES
NP
OUTDOOR STORAGE AS ACCESSORY USE
NP
PAWN BROKERS
NP
PERSONAL SERVICES
NP
PHOTOCOPYING AND PRINTING
NP
PRODUCE STANDS (SEE 26-636 AND 26-613 FOR HOME OCCUPATION
NP
RECREATIONAL FACILITIES, COMMERCIAL
NP
REPAIR, RENTAL AND SERVICING OF AUTOMOBILES, NO OUTDOOR STORAGE
NP
RETAIL
NP
SPORTING GOODS STORE
NP
VETERINARY CLINICS AND HOSPITALS, NO OUTDOOR RUNS OR PENS
NP
Q
HOSPITALITY AND ENTERTAINMENT INCLUDING:
ART STUDIOS AND GALLERIES
NP
HOTELS, MOTELS AND EXTENDED STAY LODGING
NP
PRIVATE CLUBS AND SOCIAL CLUBS
NP
STUDIOS INCLUDING ART, MUSIC, DANCE,TV AND RADIO BROADCASTING
STATIONS
NP
TEMPORARY OUTDOOR THEATER / PERFORMANCE
P
THEATERS
NP
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OFFICE AND INDUSTRIAL INCLUDING:
Q
MEDICAL AND DENTAL CLINICS
NP
OFFICES
NP
OFFICE - WAREHOUSE, NO OUTDOOR STORAGE
NP
PROCESSING, ASSEMBLY OR LIGHT INDUSTRIAL OPERATIONS
NP
RESEARCH LABORATORIES AND OFFICES
NP
WAREHOUSE
NP
WHOLESALE
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ANCILLARY USES INCLUDING:
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NORRIS DESIGN
Planning I Landscape Architecture I Project Promotion
1101 Bannock Street
Denver, Colorado 80204
P 303.892.1166
F 303.892.1186
www.nords-design.com
NOTES:
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1. ARCHITECTURAL DESIGN, SITE DESIGN, STREETSCAPE, SIGNAGE, FENCING,
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1873 S.BELLAIRE STREET
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DATE:
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8/16/2021
10/11/2021
SHEET TITLE:
USE TABLE
03 OF 03
n CLEAR CREEK CROSSING
WHEAT RIDGE, CO
Design Pattern Book
Planning Area 9 - Homestead District Expansion
September 2021
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Evergreen Ga1i'owa NokklS DESIGN
Development I Serulces I Investments Planning. Architecture. Engineering. Planning I Landscape Architecture I Branding
TABLE OF CONTENTS - APPENDIX
0.0 SCHEMATIC REVIEW
0.0 Schematic Design Review Process.......................................................... 3
0.1 Design Development Review Process........................................................ 4
1.0 OVERVIEW
1.1 Property Description...................................................................... 5
1.2 Concept Site Plan......................................................................... 6
1.3 Site Analysis and Constraints Diagram....................................................... 7
2.0 SITE
2.1 Development Standards...................................................................... 8
2.2 Homestead District Description.............................................................. 8
2.3 District Diagram............................................................................. 9
2.4 Homestead District Expansion............................................................... 10
2.5 Development Standards..................................................................... 11
2.6 Street Map................................................................................. 13
3.0 SIGNAGE
3.1 Signage Map................................................................................. 14
PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
0.0 Schematic Design Review Process
GENERAL COMPLIANCE
The Homestead District Expansion ODP must comply with all applicable statutes, ordinances, rules and
regulations promulgated by the City and other governmental entities which have jurisdiction over the
Project, including revocable permits in the right-of-way (ROW), Americans with Disabilities Act, building
permits, and permits for other public works matters.
APPLICABILITY
All development within PA -9 - Homestead District Expansion is subject to the PA -9 Design Pattern Book
(this document). Design review shall be conducted by the Architectural Control Committee (ACC) as
established by the Master Developer and the City of Wheat Ridge.
OBJECTIVE
The objective of the design review process is to create a clear, consistent, and predictable process for
development at the Project. The ACC shall perform schematic design review prior to the planning review
process required and conducted by the City of Wheat Ridge.
SUBMITTAL REQUIREMENTS
The Applicant team shall meet with or submit approved design documents to the ACC at the following
four key Project phases: Pre -Application Conference, Schematic Design, Design Development, and Final
Recordation Phase. Informal design review meetings may be requested by the Applicant at any point in
the development process as necessary to identify solutions on specific issues.
PRE -APPLICATION MEETING
A pre -application meeting shall be held between the Applicant and with both the ACC as well as
City of Wheat Ridge to review the scope of the Project, the design review process, and identify all
requirements, presumptions and considerations. The Applicant shall submit at the pre -application
meeting the following:
• Intent Statement
• Development scope, Project uses and adjacent uses, and Project description
• Context Photos
• Conceptual Site Plan
• Conceptual Elevations, are encouraged
• Any special considerations
SCHEMATIC DESIGN
The Applicant team shall submit a Schematic Design Development Plan to the ACC. The ACC will
request a meeting to discuss the application within 14 days from the receipt of the Schematic Design
Plan. At this meeting, the Schematic Plan will be reviewed for compliance with the ODP and Design
Pattern Book. In addition, the Application will be reviewed for its overall compatibility with the Clear
Creek Crossing Vision Book, representing all of Clear Creek Crossing, including the PA -9 expansion.
The applicant shall submit the following:
• Narrative describing elements of Project design and their compliance with the ODP and DPB.
• Site Plan
• Floor Plans
• Elevations
APPROVAL
The Schematic Design Development Plan shall be reviewed and comments shall be provided
by ACC to Applicant within 14 business days after receipt of such submittal. ACC shall approve,
recommend revision and re -submittal for subsequent Schematic Design Review or deny the
submittal.
3 PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
0.1 Design Development Review Process
DESIGN DEVELOPMENT
City Staff shall include the Clear Creek Crossing ACC in its referral process as it relates to documents
and plans submitted to City of Wheat Ridge within the requirements of Specific Development Plan
review and approval processes. The ACC will provide comments on these documents and plans
to Wheat Ridge planning staff as requested in referral correspondence. Schematic Design review
comments and approval correspondence will be provided to Wheat Ridge planning staff as an
attachment to the referral comments. The City of Wheat Ridge Planning Commission has the ability to
grant waivers to the standards set forth in this Design Pattern Book through a Specific Development
Plan public hearing.
MODIFICATION OF DESIGN STANDARDS
These Design Standards are intended to have some flexibility. The ACC, with Wheat Ridge Community
Development Director review and approval, may grant an alternative to a design standard if it finds the
Applicant has satisfied the following:
• Alternative is consistent with the stated intent of the design standard.
• Alternative achieves or implements the stated intent to the same degree or better than strict
compliance to the design standard would have achieved otherwise.
• Alternative will not create adverse impacts on adjacent developments.
AMENDMENT OF DESIGN PATTERN BOOK
The ACC shall be permitted to recommend amendment of the text of the Design Pattern Book at any
time. However, if the ACC elects to amend the text of any of the provisions, such amendment shall
not be effective until the ACC obtains written approval of the consent of the Wheat Ridge Community
Development Director.
ARCHITECTURAL CONTROL COMMITTEE (ACC)
Committee:
• 3 seats, appointed by mutual agreement between the Developer and City of Wheat Ridge
Community Development Director:
• 2 seats held by the Developer
• 1 seat held by City of Wheat Ridge Planning Staff member
Summary of Schematic Review Procedure and Architectural Control Committee's Role:
4
Submittal to ACC for Schematic Design Review and Approval
• ACC provides letter to City regarding required schematic design review indicating plans are
consistent with the intent of the overall development including any conditions or stipulations of
approval.
• City of Wheat Ridge referral to ACC during SDP review and approval processes.
• ACC provides letter from to City regarding SDP document referrals, describing any significant
differences from approved schematic design and including any additional comments relative to the
design intent of the proposed site plan.
PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
1.1 Property Description
Located at the southwest quadrant of Hwy 58 and 1-70 in Wheat Ridge, Clear Creek Crossing is an 124 -acre Planned
Mixed -Use development, including retail, entertainment, hotel, multifamily residential and employment land uses. With the
site's proximity to Clear Creek, the Project will include a strong connection to the creek with its trail networks to and through
the planned development. Clear Creek Crossing's community -driven approach will embrace simplicity in its design, taking
cues from the natural beauty and history of the location while taking advantage of visibility and direct accessibility to a major
freeway corridor, providing the community with exciting new opportunities to live, work, shop, dine, stay and play.
The Planning Area 9: Homestead District Expansion, is a 13 -acre addition to this particular district within the Clear Creek
Crossing PMUD. Located north of 40th Ave and on the west side of Clear Creek Drive, the property abuts Planning Area 7
and lies west of Planning Areas 1 and 2. In addition, the property is adjacent to Coors -owned water storage ponds, to both
the west and south. Planning Area 9 will include multifamily residential uses that follow development standards consistent
with the Homestead District in the CCC PMUD. The vision book referenced herein shall cover the entirety of Clear Creek
Crossing.
PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
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8
2.1 Development Standards
The original Clear Creek Crossing site is adjacent to the subject property and inclues eight (8) Planning Areas. It was
originally rezoned to Planned Mixed Use Development (PMUD) in 2018 (Case Number WZ-16-07). The regulatory
documents approved as part of the zone change included an Outline Development Plan (the Clear Creek Crossing Planned
Mixed Use ODP) and a Design Pattern Book (herein referred to as the CCC DBP). The CCC DBP establishes several
subdistricts within the development, including Homestead, Harvest, Vineyard, and Wagon.
The subject property represents an expansion of the original Homestead District to create a new Planning Area 9 (PA9)
within Clear Creek Crossing and ajdacent to the existing PAs 2 and 7. Each Planning Area has a distinct set of development
standards and allowed uses. Refer to the CCC PUMD : Homestead District Expansion ODP for the permitted uses in PA9.
This document ("PA9 DPB") regulates the site and building design PA9 exclusively.
.2 homestead District Descrlpti
HOMESTEAD - Multifamily residential uses, including apartments and/or town home formats. Buildings shall be placed
according to the requirements of the use and in consideration of the characteristics of the site, while placing a priority on
circulation and walk -ability to other Districts including the adjacent Clear Creek Trail. Parking will be in surface lots; with
above -grade garages tucked under units in buildings or in separate buildings allowed as well.
PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
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Residential uses encouraging medium to high density
development at a location adjacent to 1-70 and visible from Hwy
58. Consistent with intent, guidelines and standards set forth for
design theme and architecture as well as site elements detailed in
the Design Pattern Book.
CLEAR CREEK
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10 PLANNING AREA 9: HOMESTEAD DISTRICT EXPANSION
2.5 DEV STDS: HOMESTEAD DISTRICT EXPANSION
PERMITTED USES
REFER TO CLEAR CREEK CROSSING PUMD -HOMESTEAD DISTRICTEXPANSION FOR ALL PERMITTED USES
SITE PLANNING
BUILDINGS SHALL BE PLACED ACCORDING TO THE SETBACKS OUTLINED BELOW. GIVEN PLANNING AREA'S ADJACENCY TO
COORS -OWNED PONDS TO THE NORTH AND MOUNTAIN VIEWS TO THE SOUTH, BUILDINGS SHALL BE PLACED TO
CAPTURE VIEWS. PEDESTRIAN CONNECTIVITY TO ADJACENT USES AS WELLAS WITH THE TRAIL NETWORK IS REQUIRED.
SETBACKS AND
BUILDING ORIENTATION
RESIDENTIAL USES
PRIMARY FRONTAGE: WESTERN POND ORIENTATION
AT LEAST 50% OF THE PROPERTY'S FRONTAGE ALONG THE WESTERN PROPERTY LINE MUST CONTAIN A BUILDING WITHIN
0-20 FEET OF THE PROPERTY LINE ORIENTED TOWARD THE POND TO THE WEST.
SECONDARY FRONTAGE: CLEAR CREEK DRIVE
AT LEAST 30% OF THE PROPERTY'S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE
REQUIRED 0-20 FOOT BUILD -TO AREA. DUE TO THE DENVER WATER EASEMENT ALONG THIS FRONTAGE, THE BUILD -TO
REQUIREMENT SHALL BE MEASURED FROM THE WESTERN EDGE OF THE EASEMENT.
MAXIMUM LOT COVERAGE
80%
MINIMUM LANDSCAPE REQUIRED
20%
MAXIMUM BUILDING HEIGHT
RESIDENTIALANDPUBLIC/RECREATIONAL USES : 50'-0"
MAXIMUM RESIDENTIAL DENSITY
250 UNITS
PARKING
SURFACE AND/OR STRUCTURED PARKING PER SECTION 2.5 (PARKING AND SERVICE) OF THE CCC DESIGN PATTERN BOOK. ALL
PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26-501
1.0 SPACE PER 1 BEDROOM MFR UNIT
2.0 SPACES PER 2-3 BEDROOM MFR UNIT
2.5 SPACES PER 4 BEDROOM MFR UNIT
PLUS 1.0 GUEST SPACE PER 10 SPACES
BICYCLE PARKING
BICYCLE PARKING PER SECTION 2.6 (BICYCLE PARKING) OF THE CCC DESIGN PATTERN BOOK.
1 BICYCLE SPACE PER EVERY 10 UNITS, BUT NO LESS THAN 3 SPACES
BUILDINGS /ARCHITECTURE
REFER TO SECTION 3.0 (BUILDING DESIGN)AND 3.10.2 (MULTI -FAMILY ARCHITECTURE) OF THE CCC DESIGN PATTERN BOOK
MATERIALS
REFER TO SECTION 4.0 (MATERIALS) OF THE CCC DESIGN PATTERN BOOK
LANDSCAPE
REFER TO SECTION 5.0 (LANDSCAPE) OF THE CCC DESIGN PATTERN BOOK
LIGHTING
REFER TO SECTION 6.0 (LIGHTING) OF THE CCC DESIGN PATTERN BOOK
SIGNAGE
REFER TO SECTION 3.1 OF THIS DOCUMENT FOR LOCATIONS AND SECTION 7.0 OF THE CCC DESIGN PATTERN BOOK FOR
STANDARDS.
OTHER REQUIREMENTS
PLAZAAND GATHERING AREA REQUIREMENT, REFER TO SECTION 2.10 OF THE CCC DESIGN PATTERN BOOK
PUBLICART REQUIREMENT, REFER TO SECTION 2.12 OF THE CCC DESIGN PATTERN BOOK
PLANNING AREA 9 : HOMESTEAD DISTRICT EXPANSION
SITE PLANNING- HOMESTEAD DISTRICT EXPANSION
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