HomeMy WebLinkAbout10.16 Agenda PacketAGENDA
PLANNING COMMISSION
CITY OF WHEAT RIDGE, COLORADO
Thursday, October 16, 2025,
6:30 p.m.
This meeting will be conducted as a virtual meeting, and in person, at: 7500 West 29th
Avenue, Municipal Building, Council Chambers.
Planning Commissioners and City staff members will be physically present at the
Municipal building for this meeting. The public may participate in these ways:
1. Attend the meeting in person at City Hall. Use the appropriate roster to sign up to
speak upon arrival.
2. Provide comment in advance at www.wheatridgespeaks.org (comment by noon
on October 15, 2025)
3. Virtually attend and participate in the meeting through a device or phone:
a) Click here to join and provide public comment (create a Zoom account to
join)
b) Or call 1-669-900-6833 with Meeting ID 897 9192 3830 and Passcode:
651788
4. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or
YouTube Live at https://www.ci.wheatridge.co.us/view
CALL TO ORDER
ROLL CALL OF MEMBERS
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
APPROVAL OF MINUTES September 4, 2025
PUBLIC FORUM
This is the time for any person to speak on any subject not appearing on the Public
Hearing agenda. Public comments may be limited to 3 minutes.
PUBLIC HEARING*
1. WZ-24-11 – an application filed by Rocky Mountain Hardwood Processing for
approval of a phased Specific Development Plan for a tree service business, with
the primary structure proposed in a later phase, and located at 4877 Robb Street.
2. WZ-25-02 – an application filed by Will Woodard on behalf of Foothills Regional
Housing for approval of a rezoning from Agricultural-One (A-1) to Mixed-Use
Commercial, Transit-Oriented Development (MU-C TOD) and located at 10285
Ridge Road.
OLD BUSINESS
NEW BUSINESS
1. Upcoming Dates
2. Project and Development Updates
3. Commissioner Updates
*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. The City will upon request, provide auxiliary
aids and services leading to effective communication for people with disabilities,
including qualified sign language interpreters, assistive listening devices, documents
in Braille, and other ways of making communications accessible to people who have
speech, hearing, or vision impairments. To request auxiliary aid, service for effective
communication, or document in a different format, please use this form or contact
ADA Coordinator, (Kelly McLaughlin at ada@ci.wheatridge.co.us or 303-235-2885) as
soon as possible, preferably 7 days before the activity or event.
Planning Commission Minutes - 1 –
September 4, 2025
PLANNING COMMISSION
Minutes of Meeting
September 4, 2025
CALL THE MEETING TO ORDER
The meeting was called to order by Chair Quinn at 6:30 p.m. This meeting was
held in person and virtually, using Zoom video-teleconferencing technology.
1. ROLL CALL OF MEMBERS
Commission Members Present: Kristine Disney
Daniel Graeve
Krista Holub
Patrick Quinn
Syrma Quinones
Anna Sparks
Susan Wood
Commission Members Absent: Michael Moore
Staff Members Present: Jana Easley, Planning Manager
Stephanie Stevens, Senior Planner
Cole Haselip, Management Analyst
Tammy Odean, Recording Secretary
City Council Member Rachel Hultin, District II
2. PLEDGE OF ALLEGIANCE
3. APPROVE ORDER OF THE AGENDA
It was moved by consensus to approve the order of the agenda.
4. APPROVAL OF MINUTES – August 21, 2025
It was moved by Commissioner GRAEVE and seconded by Commissioner
DISNEY to approve the minutes of August 21, 2025, as written. Motion carried
5-0-2 with Commissioners QUINONES and WOOD abstaining.
5. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda.)
No one wished to speak at this time.
Planning Commission Minutes - 2 –
September 4, 2025
6. PUBLIC HEARING
A. Case No. WZ-24-10: an application filed by Bank of America for approval
of a Specific Development Plan (SDP) for a 4,292 square-foot bank with
drive thru on a property zoned Planned Mixed-Use Development (PMUD)
and located southwest of the W. 40th Avenue and Interstate 70 intersection
(approximately 13000 W. 40th Ave.).
Chair QUINN opened the public hearing.
Ms. Stevens gave a short presentation regarding the SDP and the
application. She entered into the record the contents of the case file,
packet materials, the zoning ordinance, and the contents of the digital
presentation. She stated the public notice and posting requirements have
been met, therefore the Planning Commission has jurisdiction to hear this
case.
Public Comment
No one wished to speak at this time.
Commissioner WOOD mentioned she liked the point-by-point explanation
and how the proposal met the development criteria.
In response to a question from Commissioner WOOD, Ms. Stevens
confirmed there will be three signalized intersections in the area helping
with internal circulation and pedestrian crossings.
Commissioner HOLUB asked if the drive-thru for the bank stays with the
site or disappears if Bank of America leaves.
Ms. Stevens explained that a total of five drive-thru’s are allowed in PA-3
and PA-6; if Bank of America were to vacate then the drive-thru could go in
another spot within those planning areas. She added that currently only
three are proposed.
Commissioner SPARKS inquired what the grade difference is from the
highway.
Ms. Stevens confirmed the grade change is 15-20 feet and is not significant
enough to justify a retaining wall.
Chair QUINN closed the public hearing.
It was moved by Commissioner DISNEY and seconded by Commissioner
QUINONES to approve Case No. WZ-24-10, a request for approval of a
Planning Commission Minutes - 3 –
September 4, 2025
Specific Development Plan for a bank with drive thru on property zoned
Planned Mixed-Use Development and located at approximately 13000
West 40th Avenue, for the following reasons:
1. The specific development plan is consistent with the purpose of a
planned development, as stated in Section 26-301 of the Code of
Laws.
2. The specific development plan is consistent with the intent and
purpose of the outline development plan.
3. The proposed uses are consistent with those approved by the
outline development plan.
4. All responding agencies have indicated they can serve the property
with improvements installed at the developer’s expense.
5. The specific development plan is in substantial compliance with the
applicable standards set forth in the outline development plan and
with the City’s adopted design manuals.
With the following conditions:
1. Minor site adjustments may be required to the civil construction
plans to coordinate this development with surrounding
infrastructure improvements and the replat.
2. The developer shall enter into a development agreement with the
City to be recorded with the County Clerk & Recorder prior to
issuance of building permits.
3. Building permit submittals shall be consistent with the SDP.
All commissioners thanked the developers and staff for their continued
hard work.
Motion approved 7-0.
7. OLD BUSINESS
8. NEW BUSINESS
A. Boards and Commissions Update
Planning Commission Minutes - 4 –
September 4, 2025
City Council Member HULTIN gave a brief explanation about Wheat Ridge’s
Legislative Committee, and she mentioned she is seeking input from
Boards and Commissions for supporting and opposing views on the
Legislative Committee agenda by the end of October.
Mr. Haselip also gave an update on the Planning Commission Bylaws and
helped the Commissioners understand the difference between excused and
unexcused absences. There was also a discussion about Chair term limits,
and all agreed they would like to see the chair in for 2 years.
B. Upcoming Dates
Ms. Easley mentioned there will not be a September 18 or October 2
meeting, and the next will be held on October 16
C. Project and Development Updates
None currently.
D. Commissioner Updates
Commissioner DISNEY mentioned she played in the Local Works golf
tournament and had a great time. She also informed all about an art walk
through the Glen’s neighborhood in Lakewood and mentioned she will have
some art on display as well.
Commissioner HOLUB announced the Sheridan Safety Study
recommendations have come out and she would like all to look at them and
give feedback. They can be found on the DRCOG website.
Commissioner WOOD reminded all about the ribbon cutting for The Green
on September 6.
10. ADJOURNMENT
It was moved by Commissioner DISNEY and seconded by Commissioner HOLUB
to adjourn the meeting at 7:45 p.m. Motion carried 7-0.
__________________________ _______________________________
Patrick Quinn, Chair Tammy Odean, Recording Secretary
ADA Accessibility Statement
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facilities, services, and communication to all members of the public. As part
of this commitment, the City aims to provide an accessible website
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someone without a disability. As the City works toward this goal, you may
have a need to access documents in an accessible format (e.g., Braille,
large print, audio, etc.). In that event, please contact the ADA Coordinator,
Kelly McLaughlin, at ada@ci.wheatridge.co.us or 303-235-2885 who will
make every effort to respond to your inquiry and provide an alternative
solution.
CASE NUMBER: WZ-24-11
DATE: October 16, 2025
PLANNING COMMISSION STAFF REPORT
A REQUEST FOR APPROVAL OF A SPECIFIC DEVELOPMENT PLAN (SDP) FOR A TREE
SERVICE BUSINESS, WITH THE PRIMARY STRUCTURE PROPOSED IN A LATER PHASE,
ON PROPERTY ZONED PLANNED COMMERCIAL DEVELOPMENT (PCD) AND LOCATED
AT 4877 ROBB STREET.
☒PUBLIC HEARING
☒QUASI-JUDICIAL
☐LEGISLATIVE
☐RECOMMENDATION TO CITY
COUNCIL
☒FINAL ACTION BY PLANNING
COMMISSION
ENTER INTO RECORD:
☒CASE FILE AND PACKET MATERIALS
☒ZONING ORDINANCE
☐COMPREHENSIVE PLAN
☐DIGITAL PRESENTATION
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction
to hear this case.
ACTION REQUESTED:
A request by Rocky Mountain Hardwood Processing for approval of a Specific
Development Plan (SDP) for a tree service business, with the primary structure
proposed in a later phase, on a property zoned Planned Commercial Development (PCD)
and located at 4877 Robb Street.
BACKGROUND:
Process
Rezoning to a planned development in the City of Wheat Ridge involves a two-step
process. The first step is the Outline Development Plan (ODP), which for this property
was approved in 2022 (Case No. WZ-21-09). A Planned Commercial Development is a
property-specific zoning, and the approval of the ODP changed the zoning designation
on the land, and established allowed uses, development standards for the property, and
access configurations.
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 2
The second step for development in a Planned Commercial Development (PCD)
requires approval of Specific Development Plans (SDPs) for each building, lot, or phase.
The SDP focuses on specific details of a development such as final drainage,
architecture, lot layouts, specific building location, building orientation, and phasing. The
SDP must be found to be compliant with the ODP in order to be approved.
The SDP for this site was approved by Planning Commission in October 2023 (Case No.
WZ-22-07) and is back for re-approval due to the request for phasing and specifically
due to the applicant’s desire to utilize the site for outdoor storage and operations
without the presence of a primary structure and other required improvements.
The request for a phased SDP application must be heard at a public hearing before the
Planning Commission, who is the final deciding body for SDP approval. The criteria for
review and analysis of the SDP are provided below.
An administrative subdivision plat focused on establishing the single lot and easements
has also been submitted concurrently with the SDP under Case No. MS-23-03 and has
been deemed approvable.
Existing Conditions
The property is located on the west side of Robb Street between I-70 Frontage Road N
and approximately W. 50th Avenue at 4877 Robb Street (Exhibit 1, Location Map). I-70 is
located nearby to the south, while the City’s boundary with the City of Arvada is located
just to the north at approximately W. 50th Avenue. The property consists of two
unplatted parcels which are in the process of being combined into one lot; the property
measures 150,108 square feet (3.446 acres) in area. It is presently vacant, unimproved
land. Both the Wadsworth and Swadley Ditches run through this site, with a significant
grade change in the northwest corner of the site north of the Swadley Ditch
(approximately 30 feet of grade change). The Wadsworth Ditch was piped underground
in the spring of 2023. The Swadley Ditch is expected to remain as an open channel.
This property is zoned Planned Commercial Development (PCD). The properties to the
north are zoned Agricultural-One (A-1). To the south is the Wheat Ridge Industrial Park
which is zoned Planned Industrial Development (PID). To the east, properties are zoned
PID, PCD, A-1, Commercial-Two (C-2), and Commercial-One (C-1). To the west,
properties are zoned PCD and Industrial-Employment (I-E). Most of the surrounding
uses are commercial and light industrial, although the three A-1 parcels to the north
include single-unit homes. See Exhibit 2, Zoning Map.
A copy of the approved Outline Development Plan (ODP) for the subject property is
attached, which was reviewed by Planning Commission in March 2022 and approved by
City Council in April 2022 and titled “Rocky Mountain Hardwood Planned Commercial
Development” (Exhibit 3, Outline Development Plan). This plan is included to provide
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 3
context when reviewing the Specific Development Plan (SDP). The applicant and owner
for this SDP is the same tree service business that submitted the ODP and prior SDP
application, Rocky Mountain Hardwood Processing.
ANALYSIS OF REQUEST:
The same SDP was approved by Planning Commission in 2023, with the exception of
the proposed phasing. A full analysis of the previously approved SDP processed under
Case No. WZ-22-07 can be found in the attached staff report (Exhibit 5, WZ-22-10
Planning Commission Staff Report). The analysis below focuses on phasing aspects of
the project only. The phasing plan can be found on sheets 9 and 10 of the SDP in Exhibit
4. All other sheets of the SDP set were previously reviewed and approved by Planning
Commission.
Phasing
The applicant is proposing to complete the project in two phases and defer the building
and full site improvements to the later phase to give them time to come up with the
funds needed to complete the improvements. They have committed to completing the
first phase of improvements within two years by December 31, 2027, and second phase
improvements within five years by December 31, 2030.
Uses
Initial uses include landscape material storage and outdoor uses associated with the
applicant’s tree service and firewood businesses including the processing and storage
of trees and wood. The retail side of the business will take place remotely (online and by
phone) in the interim phase. No clients will be entering or using the site in the initial
phase. The second phase (full build-out) will further include office, warehouse, and retail
space, additional outdoor storage, and tree nursery and display, all of which were
anticipated pursuant to the ODP.
Site Design and Internal Circulation
Uses in the initial phase are proposed to be accommodated primarily in the south
portion of the central Planning Area 2 of the ODP and screened by opaque fencing. One
access point is proposed at the same location as the ultimate northern access to the
site, which is proposed to be paved with employee parking at the front of the lot, leading
to a gravel access drive to provide access to the storage and processing area with
additional employee parking near the storage.
Initial improvements in Planning Area 1 of the ODP along Robb Street include paved
access and parking, screen fencing along the perimeter, ADA accessible parking,
dumpster and trash enclosure, bike rack, interim landscaping, and grading along with
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 4
the construction of the majority of the required public improvements including curb,
gutter, sidewalk, street lighting, and a detention pond. The applicant is requesting to
defer utility connections to the second phase because they are not needed absent a
building.
The rear portion of the property to the west and located in Planning Area 3 of the ODP
will remain in its natural state until the final phase when full screening is completed and
this area could then be used for additional outdoor storage of natural materials.
Landscaping and Screening
Interim landscaping includes installation of trees along the streetscape and adjacent to
the single-unit home to the north, to provide a buffer and limit visibility of the use from
the street and adjacent residential property. The applicant proposes manual watering in
the initial phase to establish the landscaping.
The parking lot and operations will be screened by opaque fencing including a four-foot
tall screen fence along the full frontage of Robb Street, and six-foot tall screen fence
along the north and south perimeters. The rear of the property is already screened by
fencing that belongs to the neighboring property to the west.
The storage area proposed in the first phase is located over 200 feet back from Robb
Street and over 100 feet from the single-unit home property to the north, and visibility
will be minimal from the street and adjacent residential property. In the later phase, a
majority of the fencing along the frontage will be removed and the outdoor storage
areas will ultimately be screened primarily by the building.
Parking
Since customers will not be brought on site in the initial phase, parking only needs to be
accommodated for the business’s two employees. Three paved parking spaces,
including one ADA accessible space, are proposed towards the front of the property,
and an additional four gravel parking spaces are provided near the storage area in
Planning Area 2.
Drainage
Full detention is accommodated for in the initial phase, which will ultimately be located
behind the building in the final phase. A condition of approval has been added to
prohibit outdoor storage in the drainage easement that could disturb drainage flows.
Utilities
The applicant is requesting to defer utility connections to the final phase and staff are
acceptable to this approach because building and fire codes do not trigger
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 5
requirements for water and sewer service until the building is constructed. Water will be
brought on site as needed and off-site restroom facilities will be used in the interim.
Water and sewer service lines will eventually be provided by connecting to the main
lines in Robb Street, and any damage to the curb, gutter, and sidewalk installed in the
first phase will be required to be repaired with full build-out.
Summary of Phasing
The proposed development phasing is summarized below. As noted above, this
approval is required by Planning Commission because the applicants are not intending
to construct the primary structure until the second phase.
Phase 1 (completed by December 31, 2027, shown graphically on SDP sheet 9):
• Landscape material storage in Planning Area 2
• Processing and storage of trees and wood in Planning Area 2
• Northern access drive, small paved parking lot, bike rack, and trash enclosure in
Planning Area 1
• Gravel access drive to Planning Area 2
• Detention facilities in Planning Area 1
• Fencing along Robb Street and southern property line
• Curb, gutter, sidewalk, street trees, and street lighting along Robb Street
Phase 2 (completed by December 31, 2030, shown graphically on SDP sheet 10):
• Construction of primary structure in Planning Area 1
• Full size parking lot and primary entrance drive in Planning Area 1
• Landscaping and irrigation throughout the site (consistent with SDP sheet 5)
• Utilities
• Screening of Planning Area 3
• Material storage in Planning Area 3
SDP Criteria
Staff have provided an analysis of the zone change criteria outlined in Section 26-305.D.
The Planning Commission shall base its recommendation on consideration of the
extent to which the following criteria have been met:
1. The proposed specific development plan is consistent with the purpose of a
planned development as stated in section 26-301 of this article.
The purpose of utilizing planned development zoning is to provide flexibility while
accommodating well-designed, innovative developments that demonstrate efficient
use of land and may not be feasible under a standard zone district. The phased SDP
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 6
achieves these goals by adding to the employment base in the area pursuant to the
City Plan, adding a compatible use to the predominantly industrial area, serving as a
transition between the various land uses that surround it, and promoting an efficient
use of an infill site in keeping with the character of the area. The incremental,
phased approach provides the flexibility needed to overcome financial barriers, and
also shows that the applicant is committed to meeting city requirements to
ultimately achieve the objectives of the planned development.
Staff conclude this criterion has been met.
2. The proposed specific development plan is consistent with the design intent or
purpose of the approved outline development plan.
The intent of the PCD is to enhance the use of the property with a commercial use
that complements the Robb Street corridor while maintaining the agricultural nature
of the land. The phased SDP is consistent with the intent and character statements
of the ODP by providing quality improvements that respect the land. The desired
phasing maintains the agricultural character of the land in the interim with minimal
impacts to neighbors.
Staff conclude this criterion has been met.
3. The proposed uses indicated in the specific development plan are consistent with
the uses approved by the outline development plan.
The proposed use is consistent with the allowed uses from the ODP and is being
proposed by the same company that originally proposed the ODP.
Staff conclude this criterion has been met.
4. The site is appropriately designed and is consistent with the development
guidelines established in the outline development plan.
The phased SDP is consistent with the development guidelines of the ODP in respect
to parking, screening, access, and landscaping.
Staff conclude this criterion has been met.
5. Adequate infrastructure/facilities are available to serve the subject property, or the
applicant will upgrade and provide such where they do not exist or are under
capacity.
All utility agencies have indicated that they have ability to serve the property. The
developer is responsible for the new infrastructure required by the utility districts in
the final phase.
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 7
Staff conclude this criterion has been met.
6. The proposed specific development plan is in substantial compliance with the
applicable standards set forth in the Architectural and Site Design Manual,
Streetscape Design Manual, and other applicable design standards.
The proposed SDP is in conformance with the design standards established in the
ODP. The building proposed with full build-out meets requirements of the ASDM for
heavy commercial and light industrial buildings as applicable. The proposed curb,
gutter, sidewalk, street lighting, and landscaping along Robb Street meets
requirements of the Streetscape Design Manual.
Staff conclude this criterion has been met.
Staff conclude that the criteria used to evaluate the SDP support the request.
PUBLIC INPUT:
Public noticing is required prior to public hearings. If any comments are provided prior
to the Planning Commission public hearing on October 16, they will be entered into the
record and distributed to Commissioners at the public hearing. Comments collected on
Wheat Ridge Speaks will also be reviewed by Planning Commissioners and entered into
the public record.
REFERRAL:
There were no concerns expressed by internal departments including the City of Wheat
Ridge Engineering Division, Public Works, Building Division, or Economic Development.
All affected service agencies were contacted to comment on the SDP, specifically
regarding the ability to serve the property. Referral responses follow:
Valley Water: Can serve subject to district requirements. Coordination will continue
through development.
Fruitdale Sanitation District: Can serve subject to district requirements. Coordination
will continue through development.
Arvada Fire Protection District: Can serve subject to district requirements. Coordination
will continue through development.
Xcel Energy: Can serve subject to district requirements. Coordination will continue
through development.
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 8
Century Link/Lumen: No comments provided. Coordination will continue through
development.
Comcast Cable/Xfinity: No comments provided. Coordination will continue through
development.
Wadsworth Ditch Company: No objections. Coordination will continue through
development.
Swadley Ditch Company: No objections. Coordination will continue through
development.
STAFF CONCLUSIONS AND RECOMMENDATION:
Staff have concluded that the proposed SDP is consistent with the planned
development regulations, with the goals and policies of the City’s guiding documents,
and with the proposed ODP and supporting documents. Because the review criteria
support the SDP, Staff recommend approval of the Specific Development Plan. As noted
above, the Planning Commission is compelled to review the application against the SDP
criteria for review. The intent of the Planning Commission’s review is to allow a publicly
appointed body and the public at large to verify staff’s conclusion that the project meets
the intent and standards of the underlying zoning.
RECOMMENDED MOTION:
“I move to APPROVE Case No. WZ-24-11, a request for approval of a Specific
Development Plan for a tree service business, with the primary structure proposed in a
later phase, on property located at 4877 Robb Street, for the following reasons:
1. The specific development plan is consistent with the purpose of a planned
development, as stated in Section 26-301 of the Code of Laws.
2. The specific development plan is consistent with the intent and purpose of the
outline development plan.
3. The proposed uses are consistent with those approved by the outline
development plan.
4. All responding agencies have indicated they can serve the property with
improvements installed at the developer’s expense.
5. The specific development plan is in substantial compliance with the applicable
standards set forth in the outline development plan and with the City’s adopted
design manuals.
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 9
With the following conditions:
1. Outdoor storage shall not be permitted within the drainage easement.
2. Any development not shown on this SDP or any modification to this SDP shall
require an amendment consistent with Section 26-307 of the municipal code.
3. Prior to commencing construction, civil construction drawings shall be approved
and appropriate permits shall be obtained.
4. The associated subdivision plat (Case No. MS-23-03) shall be recorded prior to
recording of the subject SDP.
5. The developer shall enter into a subdivision improvement agreement with the
City to be recorded with the County Clerk & Recorder prior to issuance of building
permits.
6. Building permit submittals shall be consistent with the SDP.
7. Any changes to phasing or deadlines set forth herein shall require a new
application and re-approval before Planning Commission.
Or,
“I move to DENY Case No. WZ-24-11, a request for approval of a Specific Development
Plan for a tree service business, with the primary structure proposed in a later phase, on
property located at 4877 Robb Street, for the following reasons:
1.
2. …”
REPORT PREPARED/REVIEWED BY:
Stephanie Stevens, Senior Planner
Jana Easley, Planning Manager
Lauren Mikulak, Community Development Director
EXHIBITS:
1. Location map as aerial photograph of site
2. Zoning map
3. Outline Development Plan
4. Phased Specific Development Plan
5. WZ-22-07 Planning Commission Staff Report
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 10
EXHIBIT 1: LOCATION MAP AS AERIAL PHOTOGRAPH OF SITE
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 11
EXHIBIT 2: ZONING MAP
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 12
EXHIBIT 3: OUTLINE DEVELOPMENT PLAN
See attached.
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 13
EXHIBIT 4: PHASED SPECIFIC DEVELOPMENT PLAN
See attached.
PR
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PR.
DETENTION
POND
PR. 4' CONCRETE PAN
4
6
PR. 2'
CONCRETE
CHANNEL
(TO BE
REMOVED)
(TO BE REMOVED)
PR. CONCRETE
HEADWALL
OUTLET
STRUCTURE
57.00'
57.00'
10
3
.
6
8
'
534.61'
2
PLANNING
AREA 1
1.02 ACRES
PR. 6' CHAIN LINK
FENCE W/ FABRIC
SCREEN AND
BARBED WIRE
(SEE DETAIL)
5' R.O.W. DEDICATION
POND EASEMENT
11
9
.
5
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'
42.25'
TR
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PR. ACCESSIBLE
ROUTE (DASHED LINE)
PR.CULVERT
ACROSS SWADLEY
DITCH TO PA 3
PLANNING
AREA 2
1.1 ACRES
PLANNING
AREA 3
1.3 ACRES
5.0' BUILDING SETBACK
10.0' LANDSCAPE BUFFER (PA 2)5.0'
TRUE
POINT OF
BEGINNING
NW COR SW1/4 SEC. 16
FOUND 3.25" ALUM MON LS #13212
WR POINT #12209
(ACCEPTED AS W 1/4 COR
SEC 16, T. 3S., R. 69 W., 6TH P.M.)
N=713646.48
E=105172.01
ELEV=5465.28
POINT OF COMMENCEMENT
SW COR SW1/4 SEC. 16
FOUND 3.25" ALUM MON LS #13212
WR POINT #13209
(ACCEPTED AS SW COR
SEC 16, T. 3S., R. 69 W., 6TH P.M.)
N=711004.84
E=105186.73
ELEV=5400.31
N 89°40'51" E, 633.90'
S 89°40'51" W, 633.81'
S 00°17'46" E,
234.95'
23
4
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9
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24.0' PUBLIC
EMERGENCY,
ACCESS,
& UTILITY
EASEMENT
24.0' PUBLIC
EMERGENCY,
ACCESS,
& UTILITY
EASEMENT
N.
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51.4' ROW
61.4' ROW
46.4' ROW
11
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7
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11
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7
7
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10.0' LANDSCAPE
BUFFER
PR. 6' CHAIN LINK FENCE W/ FABRIC
SCREEN AND BARBED WIRE
(SEE DETAIL)
PR. 6' CHAIN LINK FENCE W/ FABRIC
SCREEN AND BARBED WIRE
(SEE DETAIL)
GRAVEL
ACCESS PATH
TO STORAGE AREA EX. DIRT
PATH (TO BE
ABANDONED)
ADA
TURNAROUND
LIMITS OF
DETENTION POND
AREA ELIGIBLE FOR
BUILDING, PARKING,
STORAGE, HARD SURFACE
AREA ELIGIBLE FOR
OUTDOOR STORAGE OF
NATURAL MATERIALS
SWADLEY DITCH
BUFFER
NO SHARED ACCESS
WADSWORTH DITCH
BUFFER RE: LICENSE
AGREEMENT WITH
OWNER
1
0
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0
0
'
2
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0
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LANDSCAPE
SCREENING
RE: LANDSCAPE
PLAN
AREA ELIGIBLE FOR LANDSCAPING,
OPEN SPACE, NURSERY,
PLANTINGS, OR DISPLAY
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BEGIN FENCE
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END FENCE
200.00'
PR. 4' CHAIN LINK
FENCE (SEE DETAIL)
(MAX HEIGHT=4' IN
FRONT SETBACK)
35' BUILDING SETBACK
FROM ROBB ST.
SCALE: 1" = 30'
60'30'0
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ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
FIRE HYDRANT NOTE:
FIRE HYDRANTS SHALL BE INSTALLED AND OPERATIONAL
TO PROVIDE THE MINIMUM REQUIRED FIRE FLOW PRIOR
TO COMMENCING VERTICAL CONSTRUCTION.
TRACER WIRE NOTE:
TRACER WIRE IS REQUIRED FROM EXISTING MAIN TO THE
STRUCTURE FOR WATER AND SEWER SERVICES.
CONTRACTOR TO PROVIDE TERMINAL POST AT EDGE OF
BUILDING.
EXISTING CONCRETE
PROPOSED CONCRETE
PROPOSED BUILDING
PROPOSED ASPHALT
PROPOSED GRAVEL
PROPOSED LANDSCAPING
FUTURE USE (SEE NOTE BELOW)
LEGEND
PROPERTY LINE
RIGHT-OF-WAY
ADJACENT PROPERTY LINE
PROPOSED EASEMENT
SETBACK LINE
ADA ACCESSIBLE ROUTE
ADA PAINTED CROSSWALK
EXISTING CURB & GUTTER
PROPOSED CURB & GUTTER
EXISTING SIGN
PROPOSED SIGN
EXISTING FENCE
PROPOSED 4' FENCE
PROPOSED 6' FENCE
EXISTING HYDRANT
PROPOSED HYDRANT
PROPOSED LIGHT POLE
PROPOSED RETAINING WALL
EXISTING IRRIGATION PIPE
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NO PARKING
FIRE LANE SIGN R7-22D
18"x12"
HANDICAP PARKING
SIGN R7-8
18"x12"
VAN ACCESSIBLE
PLACARD R7-8A
12"x6"
NO PARKING SIGN
18"x12"
RETAINING WALL NOTES
1.ALL RETAINING WALLS 48" OR HIGHER MEASURED FROM TOP OF WALL TO BOTTOM OF
FOOTER, OR WHERE THERE IS 36" OF UNBALANCED FILL, SHALL BE ENGINEERED BY A
STRUCTURAL ENGINEER LICENSED IN THE STATE OF COLORADO.
2.ANY RETAINING WALL WILL REQUIRE A SEPARATE BUILDING PERMIT. CONTRACTOR TO
CONTACT THE CITY OF WHEAT RIDGE BUILDING DIVISION (303.235.2876) PRIOR TO
COMMENCEMENT OF CONSTRUCTION.
3.SUBSEQUENT TO CONSTRUCTION, ALL ENGINEERED RETAINING WALLS SHALL BE
CERTIFIED BY THE DESIGNING ENGINEER FOR COMPLIANCE WITH THE APPROVED
DESIGN.
4.NO GRADES SHALL EXCEED THE CITY'S MAXIMUM OF 4:1 IF NECESSARY, A RETAINING
WALL OR TERRACING SHALL BE EMPLOYED TO REDUCE SLOPE BELOW THE 4:1
MAXIMUM.
HEIGHT
VARIES
SEE NOTES
BELOW
PROVIDE
BLACK
NYLON
SCREENING
-
COMMERCIAL FENCE
& IRON WORKS
303-805-2444
OBJECT MARKER SIGN
MUTCD OM4-1
18"x18"
-
NOTES:
1.FENCING ALONG ROBB STREET TO BE INSTALLED IN PHASE 1 SHALL BE 4 FT TALL AND SHALL NOT INCLUDE BARBED WIRE.
2.FENCING ALONG ROBB STREET LOCATED SOUTH OF THE NORTH CURB CUT WILL BE REMOVED IN PHASE 2.
3.FENCING ALONG NORTH AND SOUTH PROPERTY LINES SHALL BE 6 FT TALL.
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DETAILS
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ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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PHOTOMETRIC
PLAN
Planning Commission Staff Report – Rocky Mountain Hardwood SDP
October 16, 2025
Page 14
EXHIBIT 5: WZ-22-07 PLANNING COMMISSION STAFF REPORT
See attached.
Planning Commission 1
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission MEETING DATE: October 19, 2023
CASE MANAGER: Stephanie Stevens
CASE NO. & NAME: WZ-22-07 / Rocky Mountain Hardwood PCD
ACTION REQUESTED: Approval of a Specific Development Plan (SDP) for the construction of a
5,040-square-foot office/warehouse building on property zoned Planned
Commercial Development (PCD).
LOCATION OF REQUEST: 4877 Robb St.
APPLICANT/OWNER (S): Rocky Mountain Hardwood Processing, LLC
APPROXIMATE AREA: 150,108 square feet (3.446 acres)
PRESENT ZONING: Planned Commercial Development (PCD)
COMPREHENSIVE PLAN: Mixed Use Employment
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Location Map
Site
Planning Commission 2
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
Case No. WZ-22-07 is an application for approval of a Specific Development Plan (SDP) for the
purpose of developing a tree service business to include a 5,040-square-foot structure to accommodate
office, warehouse, woodworking, and retail spaces. The site also includes outdoor storage and display
of landscaping materials. The subject site is located on the west side of Robb Street between I-70
Frontage Road N and approximately W. 50th Avenue at 4877 Robb Street.
Rezoning to a planned development in the City of Wheat Ridge involves a two-step process. The first
step is the Outline Development Plan (ODP), which for this property was approved in 2022 (Case No.
WZ-21-09). A Planned Commercial Development is a property-specific zoning, and the approval of
the ODP changed the zoning designation on the land, and established allowed uses, development
standards for the property, and access configurations.
The second step is approval of the subject Specific Development Plan (SDP), which focuses on
specific details of a development such as final drainage, architecture, lot layouts, specific building
location, and building orientation. The SDP must be found to be compliant with the ODP in order to be
approved.
Pursuant to Section 26-302 of the Municipal Code, the applicant chose a two-step approval process,
first completing the ODP process in its entirety before submitting the SDP for review. When this two-
step process is broken apart, the SDP application must be heard at a public hearing before the Planning
Commission, who is the final deciding body for SDP approval. The criteria for review and analysis of
the SDP are provided in Sections III and IV below.
An administrative subdivision plat focused on establishing the single lot and easements has also been
submitted concurrently with the SDP and is nearing approval as Case No. MS-23-03.
II. EXISTING CONDITIONS/PROPERTY HISTORY
The property is located on the west side of Robb Street between I-70 Frontage Road N and
approximately W. 50th Avenue at 4877 Robb Street (Exhibit 1, Aerial). I-70 is located nearby to the
south, while the City’s boundary with the City of Arvada is located just to the north at approximately
W. 50th Avenue. The property consists of two unplatted parcels which are in the process of being
combined into one lot; the property measures 150,108 square feet (3.446 acres) in area. It is presently
vacant, unimproved land. Both the Wadsworth and Swadley Ditches run through this site, with a
significant grade change in the northwest corner of the site north of the Swadley Ditch (approximately
30 feet of grade change). The Wadsworth Ditch was recently piped underground in the spring of 2023.
The Swadley Ditch is expected to remain as an open channel.
This property is zoned Planned Commercial Development (PCD). The properties to the north are
zoned Agricultural-One (A-1). To the south is the Wheat Ridge Industrial Park which is zoned Planned
Industrial Development (PID). To the east, properties are zoned PID, PCD, A-1, Commercial-Two (C-
2), and Commercial-One (C-1). To the west, properties are zoned PCD and Industrial-Employment
Planning Commission 3
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
(I-E). Most of the surrounding uses are commercial and light industrial, although the three A-1 parcels
to the north include single-unit homes. See Exhibit 2, Zoning Map.
A copy of the approved Outline Development Plan (ODP) for the subject property is attached, which
was reviewed by Planning Commission in March 2022 and approved by City Council in April 2022
and titled “Rocky Mountain Hardwood Planned Commercial Development” (Exhibit 3, Outline
Development Plan). This plan is included to provide context when reviewing the Specific
Development Plan (SDP). The applicant and owner for this SDP is the same tree service business that
submitted the ODP application, Rocky Mountain Hardwood Processing.
III. SPECIFIC DEVELOPMENT PLAN
Attached is a copy of the proposed SDP, which includes 7 sheets (Exhibit 4, Specific Development
Plan):
Sheet 1: Cover page – This page includes signature blocks, legal description, and general
reference information.
Sheets 2 and 3: Site plan – This detailed plan shows the site layout, including building location,
parking, water detention, easements, and the site data table.
Sheet 4: Details – Includes fence, retaining wall, signage and bike rack details.
Sheet 5: Landscape plan – Includes a plan, plant schedule, landscape percentages, and a
landscape coverage map.
Sheets 6 and 7: Elevations – Includes building materials matrix and legend.
Sheet 8: Photometric plan – Includes a fixture schedule and lighting summary chart.
Allowable Uses
Uses permitted per the ODP are all uses permitted in the City’s established Agricultural-One (A-1),
Commercial-One (C-1) and Commercial-Two (C-2) zoning, with emphasis placed on encouraging uses
that support employment and agriculture while maintaining natural features. The primary uses include
an office/warehouse and shop building and reserved outdoor areas for a nursery, storage and display.
The ODP depicts the site broken up into three distinct planning areas transitioning from most intensive
along the southeast to least intensive to the northwest. The three planning areas with the proposed uses
are summarized broadly as follows:
Planning Area 1 (PA-1) is located along the southeast portion of the site along Robb Street and
will contain commercial uses to support business operations including the primary 5,040-
square-foot structure to accommodate office, warehouse, woodworking, and retail uses, as well
as major improvements such as parking and detention.
Planning Area 2 (PA-2) is in the middle of the site between the two ditches and is proposed to
be reserved for screened landscape material storage, nursery plantings, and display.
Planning Area 3 (PA-3) is located to the northwest of the site next to the adjacent A-1
residential property, to be preserved mostly in its natural state with a reserved area for screened
outdoor storage of natural materials only.
As noted above, the tree service business that applied for the ODP is also the applicant for the SDP,
and it is an allowed use.
Planning Commission 4
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
Building Setbacks
The building is proposed within PA-1, closest to Robb Street. The ODP requires a 35-foot front
setback, 5-foot side setbacks, and a 10-foot rear setback in PA-1. This site is compliant with all
setback requirements.
Height
The ODP limits building height to 35 feet. The SDP shows the building will be approximately 21.5
feet tall to the peak of the roof.
Building Coverage and Landscaping
The ODP limits building coverage to 25% of the overall lot area. The SDP shows 3.4% building
coverage proposed. Additionally, at least 20% of PA-1 and 2 must be landscaped and the SDP shows
62% landscaping between these two planning areas to be planted in accordance with requirement so
the zoning code in Section 26-502. PA-3 is proposed to be maintained as native, unirrigated open
space with a reserved area for screened outdoor storage of natural materials. No buildings are
proposed in PA-2 or 3.
Ten-foot landscape buffers are provided along Robb Street to screen parking and along the northern
property line adjacent to the A-1 zoned residential property in accordance with the ODP. A landscape
buffer is provided along Robb Street in accordance with the ODP to provide screening of the parking
lot. Some of the existing landscaping, including mature, healthy trees, is being used to count toward
screening and buffering requirements. The landscape plan, provided on Sheet 5 of the SDP, shows the
proposed species and locations, including tree and shrub counts.
Access and Streets
The circulation shown in the SDP is consistent with the conceptual design from the ODP, although the
access points have shifted to ensure appropriate separation and to accommodate turning movements.
Access to the development will come from two access points along Robb Street with full movement at
the southern access point and the northernmost access being limited to one-way out. The Engineering
Division supported a second entrance to the site to allow for better site circulation. The driveways are
compliant with all City requirements for spacing from property lines and sight triangle clearance.
Improvements along the frontage, including curb, gutter, and sidewalk, will be constructed in
accordance with the ODP and SDP.
Architecture
The ODP requires the architecture to be in compliance with Chapter 4.2 of the ASDM except that
metal siding is a permitted primary material so long as eastern façade facing Robb Street is enhanced
with secondary materials such as stone or brick veneer. The building materials proposed include
manufactured stone at the base, ribbed metal panels, and steel architectural accents. The east facade is
subject to transparency and materials requirements because it faces Robb Street. The west façade does
not face any public space and is therefore exempt from the material and transparency requirements in
the ASDM, which is why this façade is primarily metal. Steel ribs protrude out from the east façade
facing Robb Street to add visual interest, and the stone base is carried to all three sides that are visible
from the street. Downlighting across the front façade further enhances the stone wainscot base. Staff
finds the proposed architecture meets the standards of the ASDM and ODP.
Parking
The ODP requires parking to comply with Section 26-1109 of the municipal code and must be located
in close proximity to the primary entrance for all primary structures. A total of 12 parking spaces are
Planning Commission 5
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
proposed for the office and warehouse uses, including one van accessible space. All spaces and
dimensions meet the City’s requirements.
The primary parking area along Robb Street will be paved with asphalt. Areas to the side and rear of
the building will utilize confined compacted road base which is allowed by the ODP, is appropriate
given the more agrarian character of the area, and reduces the overall impervious area.
Drainage
The SDP proposes a detention pond behind the building in PA-1 which matches the ODP. A full
drainage report and final design has been reviewed by Engineering with this SDP.
Traffic
Trip generation data has been provided and evaluated by Engineering with this SDP. Trip generation
is expected to be low given the restraints on developable area. Traffic from the proposed development
is not anticipated to have an impact on traffic in the neighborhood.
IV. SPECIFIC DEVELOPMENT PLAN CRITERIA
Staff has provided an analysis of the zone change criteria outlined in Section 26-305.D. The applicant
also provided a response to the criteria (Exhibit 5, Applicant Letter). The Planning Commission shall
base its recommendation in consideration of the extent to which the following criteria have been met:
1. The proposed specific development plan is consistent with the purpose of a planned
development as stated in section 26-301 of the zoning and development code.
The intent of a planned development is to permit well-designed, innovative developments which
may not be feasible under a standard zone district and to promote flexible and efficient use of land.
Other general purposes of a planned development are:
To promote the efficient use of land to facilitate a more economic arrangement of building,
circulation systems, land use and utilities.
To promote compatible development with adjacent commercial, residential and/or industrial
land uses through proper land use transitions and buffering techniques.
To promote conformance with the adopted comprehensive plan, established policies and
guidelines for the area and for the community.
Staff has concluded that the SDP is consistent with these goals by adding to the employment base
in the area per the comprehensive plan, adding a compatible office/warehouse building to the
predominantly industrial area, serving as a transition between the various land uses that surround it,
and promoting an efficient use of an infill site in keeping with the character of the area.
Staff concludes that this criterion has been met.
2. The proposed specific development plan is consistent with the design intent or purpose of the
approved outline development plan
The intent of the PCD is the enhance the use of the property with a commercial use that
complements the Robb Street corridor while maintaining the agricultural nature of the land. The
Planning Commission 6
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
SDP is consistent with the intent and character statements of the ODP by providing quality
improvements and architecture that respect the land.
The ODP places standards to protect the ditches which may serve as wildlife corridors, to create a
buffer to the residential properties, to confine the limits of outdoor storage, and to prescribe where
the commercial activities can take place. This PCD is customized so that the property can serve as
a transition between the various land uses that surround it; it balances a desire to put the property to
productive use and also a desire to protect the natural features. The SDP is consistent with the
intent of the ODP.
Staff concludes that this criterion has been met.
3. The proposed uses indicated in the specific development plan are consistent with the uses
approved by the outline development plan.
The proposed use is consistent with the allowed uses from the ODP and is being proposed by the
same company that originally proposed the ODP.
Staff concludes that this criterion has been met.
4. The site is appropriately designed and it consistent with the development guidelines
established in the outline development plan.
The SDP is consistent with the development guidelines of the ODP in all respects including height,
setbacks, parking, landscaping, and building design.
Staff concludes that this criterion has been met.
5. Adequate infrastructure/facilities are available to serve the subject property, or the applicant
will upgrade and provide such where they do not exist or are under capacity.
All utility agencies have indicated that they have ability to serve the property. The developer is
responsible for the new infrastructure required by the utility districts.
Staff concludes that this criterion has been met.
6. The proposed specific development plan is in substantial compliance with the applicable
standards set forth in the Architectural and Site Design Manual, Streetscape Design Manual,
and other applicable design standards.
The proposed SDP is in conformance with the design standards established in the ODP and is
compliant with the ASDM for heavy commercial and light industrial buildings as applicable.
Staff concludes that this criterion has been met.
V. AGENCY REFERRAL
All affected service agencies were contacted for comment on the SDP and plat request and regarding
the ability to serve the property. Specific referral responses follow:
Planning Commission 7
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
Wheat Ridge Engineering Division: SDP and plat approvable. Civil construction documents
approved.
Wheat Ridge Building Division: Will review all building permits in coordination with the
Planning Division and Engineering.
Arvada Fire Protection District: No outstanding comments.
Valley Water: Service can be provided, applicant to coordinate.
Xcel Energy: No outstanding comments. Applicant to coordinate service.
Century Link/Lumen: No comments.
Comcast: No comments.
Fruitdale Sanitation: Service can be provided, applicant to coordinate service.
VI. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the proposed Specific Development Plan is consistent with the planned
development regulations, with the goals and policies of the City’s guiding documents, and with the
Rocky Mountain Hardwood ODP. Because the requirements for a SDP have been met and the review
criteria support the SDP, a recommendation for approval is given.
VII. SUGGESTED MOTIONS – SPECIFIC DEVELOPMENT PLAN
Option A:
“I move to recommend APPROVAL of Case No. WZ-22-07, a request for approval of a specific
development plan on property zoned Planned Commercial Development (PCD) located at 4877 Robb
Street for the following reasons:
1. The specific development plan is consistent with the intent and purpose of a planned
development, as stated in Section 26-301 of the City Code.
2. The specific development plan is consistent with the intent and purpose of the outline
development plan.
3. The proposed uses are consistent with those approved by the outline development plan.
4. All responding agencies have indicated they can serve the property with improvements
installed at the developer’s expense.
5. The specific development plan is in substantial compliance with the applicable standards set
forth in the outline development plan and with the City’s adopted codes and policies.
With the following conditions:
1. Any development not shown on this SDP or any modification to this SDP shall require an
amendment consistent with Section 26-307 of the municipal code.
2. The technical corrections requested by Planning and Engineering related to labels, notes, and
typos shall be addressed prior to SDP recording and prior to issuance of any building permit.
3. Prior to commencing construction, civil construction drawings shall be approved and
appropriate permits shall be obtained.
4. Building permit submittals shall be consistent with the SDP.
Option B:
“I move to recommend DENIAL of Case No. WZ-22-07, a request for approval of a specific
development plan on property zoned Planned Commercial Development (PCD) located at 4877 Robb
Street for the following reasons:
Planning Commission 8
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
1. …
2. …
3. …”
Planning Commission 9
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
EXHIBIT 1: AERIAL
Planning Commission 10
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
EXHIBIT 2: ZONING MAP
Planning Commission 11
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
See Attached.
EXHIBIT 3: OUTLINE DEVELOPMENT PLAN
Planning Commission 12
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
See Attached.
EXHIBIT 4: SPECIFIC DEVELOPMENT PLAN
LOT 1, ROCKY MOUNTAIN HARDWOODS SUBDIVISION
AN ALUMINUM CAP STAMPED "CITY OF WHEAT RIDGE LS 13212" AT THE INTERSECTION OF SIMMS
STREET EXTENDED AND WEST 48TH AVENUE, SAID MONUMENT ALSO BEING THE SOUTHWEST
CORNER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
COUNTY OF JEFFERSON, STATE OF COLORADO.
PUBLISHED NAVD88 ELEVATION = 5400.31 FEET
NORTH 00°19'09" WEST, BEING THE BEARING OF THE WEST LINE OF THE SW 1/4 OF SECTION OF
SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, AS MEASURED
AND DEFINED BETWEEN THE TWO FOUND MONUMENTS SHOWN HEREON.
ROCKY MOUNTAIN HARDWOOD PROCESSING
171 S. WADSWORTH BLVD,
LAKEWOOD, CO 80226
CONTACT: SEAN IMFELD
SEAN@KODIAKSTUMPS.COM
303.257.4788
OWNER
CAN AM STEEL BUILDING CORPORATION.
14560 W 52ND AVE BUILDING RR,
ARVADA, CO 80002
CONTACT: GRANT WARFIELD
GRANT_WARFIELD@CANAMBUILDINGS.COM
303.953.3250
RNN ARCHITECTS, INC.
1391 SPEER BOULEVARD, SUITE 830
DENVER, COLORADO 80204
CONTACT: JERRY BOLAND
JERRY@RNNARCHITECTS.COM
303.569.9914 / M:720.937.1950
ARCHITECT
CIVIL ENGINEER
2N CIVIL, LLC.
6 INVERNESS COURT E, SUITE 125
ENGLEWOOD, COLORADO 80112
CONTACT: ERIC TUIN, P.E
ERIC@2NCIVIL.COM
303.925.0544
MECHANICAL, ELECTRICAL &
PLUMBING ENGINEER
STRUCTURAL ENGINEER
RAMIREZ, JOHNSON AND ASSOCIATES, LLC
3295 BLAKE STREET #104,
DENVER, COLORADO 80205
CONTACT: ERIC JOHNSON
ERIC@RJA-ENG.COM
720.598.0774
1. SITE DEVELOPMENT SHALL COMPLY WITH THE ROCKY MOUNTAIN HARDWOOD PLANNED
COMMERCIAL DEVELOPMENT ODP.
2. ALL PARKING AND LOADING SHALL BE IN CONFORMANCE WITH SECTION 26-1109 OF THE WHEAT
RIDGE CODE OF LAWS, WITH THE FOLLOWING MODIFICATION/ ADDITIONS: FREE-STANDING
COMMERCIAL BUILDINGS MAY PROVIDE SURFACE PARKING AT A RATE TO BE DETERMINED BASED ON
THE SPECIFIC PROPOSED USE AS APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR AND
SHALL BE PROVIDED IN CLOSE PROXIMITY TO THE PRIMARY ENTRANCE FOR ALL PRIMARY
STRUCTURES.
3. ALL EXTERIOR LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 OF THE WHEAT RIDGE
CODE OF LAWS.
4. ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 OF THE WHEAT RIDGE CODE OF
LAWS.
5. ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII OF THE WHEAT RIDGE CODE OF LAWS.
6. ARCHITECTURAL, SITE, AND STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE
ARCHITECTURAL AND SITE DESIGN MANUAL (ASDM) SECTION 4.2 AND STREETSCAPE DESIGN MANUAL
WITH EXCEPTION TO THE FOLLOWING:
A. ALUMINUM/ METAL SIDING IS ALLOWED AS A PRIMARY MATERIAL. SECONDARY NON-METAL
MATERIALS (I.E. STONE OR BRICK VENEER) SHALL BE USED IN ADDITION TO THE PRIMARY
ALUMINUM/ METAL MATERIAL ON THE FRONT FACADE.
B. PARKING AND DRIVE AISLES SHALL ALLOW FOR EITHER COMPACTED ROAD BASE OR
PAVEMENT. THE FIRST 25' FROM THE EDGE OF PAVEMENT ON ROBB STREET INTO THE SITE
SHALL BE PAVED. IN PA-1, RECYCLED ASPHALT IS REQUIRED IN THE AREAS NEAREST TO THE
BUILDING WITH HEAVIER VEHICLE TRAFFIC (I.E. CUSTOMER PARKING, LOADING AREAS, AND
ACCESSIBLE PARKING SPACES). STORAGE AREAS MUST BE BUILT SO THAT THE MATERIALS
USED AS THE PARKING SURFACES STAYS CONTAINED WITHIN THE PARKING PAS (WITH THE
USE OF CONCRETE CURBS, RAILROAD TIES, ETC.).
7. OUTDOOR STORAGE:
MATERIAL AND INVENTORY ARE TO BE DISPLAYED IN OUTDOOR AREAS IN PA-1, PA-2, PA-3 COMPLYING
WITH WHEAT RIDGE CODE SECTION 26-628, 26-629, 26-631. IN PA-1, OUTDOOR STORAGE WILL NOT BE
PERMITTED BETWEEN THE FRONT OF THE BUILDING AND ROBB STREET, EXCEPT FOR DISPLAYS OF
MERCHANDISE FOR SALE AS ALLOWED BY 26-631. PA-2 WILL BE SPLIT 50-50, WHERE THE SW WILL BE
ELIGIBLE FOR PARKING, STRUCTURES, ETC., AND THE NE WILL BE DESIGNATED FOR LANDSCAPE,
NURSERY PLANTING, DISPLAY, ETC. PA-3 ALLOWS FOR OUTDOOR STORAGE OF NATURAL MATERIALS
ONLY, IF SCREENED, AND MUST BE LOCATED IN THE APPROXIMATE AREA SHOWN ON THE SKETCH
PLAN.
8. STANDARDS FOR ACCESSORY STRUCTURES:
ACCESSORY STRUCTURES SHALL BE ALLOWED, PROVIDED THAT THE TOTAL BUILDING COVERAGE OF
ALL BUILDINGS COMBINED (PRIMARY + ACCESSORY) SHALL NOT EXCEED 25% OF THE OVERALLLOT
AREA. ACCESSORY BUILDINGS SHALL BE COMPISED OF FORMS, MATERIALS, AND COLORS THAT ARE
COMPATIBLE WITH THE ARCHITECTURAL QUALITIES OF THE PRIMARY BUILDING.
ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
48
7
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N O T F O R
C O N S T R U C T I O N
1391 SPEER BLVD
SUITE 830
DENVER, CO 80204
PHONE 303.569.9914
www.rnnarchitects.com
8-
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LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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COVER
SHEET
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09
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-21
OWNER'S SIGNATURE
SURVEYOR'S CERTIFICATION
PLANNING COMMISSION CERTIFICATE
CITY CERTIFICATION
LEGAL DESCRIPTION
PROJECT TEAM
SHEET INDEX
BENCHMARK
BASIS OF BEARING
CASE HISTORY
WZ-21-09
WZ-22-07
MS-23-03
NORTH
NOT TO SCALE
SDP SHEET LIST
SHEET
NUMBER SHEET NAME
1 COVER SHEET
2 OVERALL SITE PLAN
3 SITE PLAN
4 DETAILS
5 LANDSCAPE PLAN
6 BUILDING ELEVATIONS
7 BUILDING ELEVATIONS
8 PHOTOMETRIC PLAN
STATE OF COLORADO
}SS.
JEFFERSON COUNTY
I HEREBY, CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD
IN MY OFFICE AT ____ O'CLOCK ____.M., ______ 2021 AND DULY
RECORDED UNDER RECEPTION #______
________________________________________________________________
CLERK AND RECORDER; EX-OFFICIO CLERK OF JEFFERSON COUNTY
BY ____________________________________DEPUTY
I, RICHARD B. GABRIEL , A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO
DO HEREBY CERTIFY THAT THE SURVEY FOR 4877 ROBB STREET WAS MADE UNDER MY
SUPERVISION AND THE ACCOMPANYING PLAN ACCURATELY AND PROPERLY SHOWS SAID
SURVEY
_____________________________
SIGNATURE
APPROVED THIS _______ DAY OF _____, ________ BY THE W HEAT RIDGE PLANNING COMMISSION.
APPROVED BY _____________________________
CHAIRPERSON
APPROVED THIS _______ DAY OF _____, ________ BY THE CITY OF WHEAT RIDGE.
ATTEST
____________________________________________________
CITY CLERK MAYOR
__________________________________
COMMUNITY DEVELOPMENT DIRECTOR
THE BELOW SIGNED OWNER(S), LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY
AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A
PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS, AND CONDITIONS
CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER
RECOGNIZE THAT THE APPROVAL OF THIS SPECIFIC 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:
BY____________________________ DATE _______________
SEAN IMFELD, MANAGER, ROCKY MOUNTAIN HARDWOOD PROCESSING LLC
BY____________________________ DATE _______________
BILL TILLAPAUGH, OWNER, ROCKY MOUNTAIN HARDWOOD PROCESSING LLC
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS ____ DAY OF
AD BY
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSIONER EXPIRES:_
______________________________
NOTARY PUBLIC
SITE DATA
ZONING: PLANNED COMMERCIAL DEVELOPMENT (PCD)
ROCKY MOUNTAIN HARDWOOD ODP
PROPOSED USE: OFFICE, SHOP, WAREHOUSE, AND OUTDOOR STORAGE
SITE AREA: 148,924 SF OR 3.4188 ACRES
BUILDING AREA: 5,040 SF
FLOOR AREA BY USE:
PROVIDED
BUSINESS USE 2,073 SF
STORAGE 2,967 SF
TOTAL 5,040 SF
PLANNING AREAS:
REQUIRED/ALLOWED PROPOSED
BUILDING COVERAGE 25% MAX. / 23,087 SF 3.4% / 5,040 SF
BUILDING HEIGHT 35'21' -6 5/8"
FRONT SETBACK FROM ROBB ST.35'62.00'
SIDE SETBACK (NORTH AND SOUTH)5'12.02' AND 102.93'
REAR SETBACK (WEST)10'534.86'
MINIMUMUM SEPERATION 10'N/A
BETWEEN BUILDINGS
*TOTAL BUILDING COVERAGE OF ALL BUILDINGS COMBINED (PRIMARY + ACCESSORY) SHALL NOT
EXCEED 25% OF THE OVERALL LOT AREA.
REQUIRED PROPOSED
OPEN SPACE/LANDSCAPING
USEABLE N/A 92,347 SF
LANDSCAPED 18,469 SF / 20%MIN. PA1 & 2 (OF 57,257 SF / 62%
92,347 SF TOTAL AREA)
IRRIGATED TURF 18,008 SF / 30%MAX.8,147 SF / 14%
EXIST. NON-IRRIGATED TURF N/A 30,093 SF / 53%
NON-LIVING (MULCH/ROCK)32,321 SF / 35% MAX.10,870 SF / 19%
HARDSCAPE N/A N/A
PARKING
STANDARD OFFICE (2,073 SF)1 SPACE PER 300 SF = 7 7 SPACES
STANDARD WAREHOUSE (2,925 SF)1 SPACE PER 600 SF = 5 5 SPACES
ACCESSIBLE SPACES 1 SPACE PER 25 SPACES 1 SPACE
TOTAL 12 (1 ACCESSIBLE)12 (1 ACCESSIBLE)
BICYCLE SPACES PROVIDED = 2 U-RACK (4 SPACES)
LAND USE
PA-1 IS PROPOSED TO HAVE THE HARD IMPROVEMENTS FOR BUSINESS OPERATION WHEREAS THE
WESTERN PLANNING AREAS (PA-2 & 3) ARE PROPOSED TO MAINTAIN MOST OF THE EXISTING SITE
FEATURES WHILE HAVING SOME SOFTER IMPROVEMENTS TO SUPPORT PA-1. PA-1 WILL LIKELY
INCLUDE BUILDING(S) FOR BUSINESS OPERATION (OFFICE, SHOP AND RETAIL), PARKING, DRIVE AISLES
AND ROBB STREET IMPROVEMENTS. THE BUILDINGS WILL FRONT ROBB ST. WITH PARKING
SURROUNDING BOTH THE FRONT AND REAR SIDES.
PA-2 WILL BE USED TO SUPPORT BUSINESS OPERATION WITH STORAGE (BOTH OUTDOOR AND MINOR
INDOOR) AND OTHER SUPPORT ELEMENTS INCLUDING A NURSERY, GREENHOUSE AND LUMBER
MILLING. WHILE SOME SEASONAL USES COULD INCLUDE CHRISTMAS TREE SALES AS WELL AS A
FARMER'S MARKET. THE TWO EXISTING IRRIGATION DITCHES WILL REMAIN IN USE WITH THE
POSSIBILITY OF PIPING A PORTION OF BOTH.
PA-3 WILL FOR THE MOST PART REMAIN AS-IS AND UNDISTURBED WITH SOME OUTDOOR STORAGE
USE IN THE AREA SHOWN. ONLY OUTDOOR STORAGE OF NATURAL MATERIALS IS ALLOWED,
INCLUDING TREE STORAGE, SHREDDED BRANCHES, MULCH, AND DRYING WOOD SLABS OR SIMILAR.
OTHERWISE THIS AREA WILL REMAIN IN ITS NATIVE STATE. ACCESS WILL BE VIA SKID STEER.
STANDARD NOTES
CLARK AND RECORDER'S CERTIFICATION
GROUPS OF TREES
ALONG SWADLEY
DITCH IN PA3
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SITE TRIANGLES - 15'
SITE TRIANGLES - 15'
1" ARIZONA BROWN ROCK
NEW LOW GROW NATVE GRASS IN DETENTION AREA
PA3 - EXISTING NATIVE GRASS NO MAINTANENCE
PA2 - EXISTING NATIVE GRASS - MAINTAINED
CONCRETE
ASPHALT
LANDSCAPING HATCH LEGEND
GRAVEL DRIVE
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MULCH, BROWN
Flower, Grass
FRG Grass, 'Karl Forester'Calamagrostis acutiflora 'Karl Forester'5 Gal.37
MAG Grass, Maiden Miscanthus sinensis 5 Gal.43
Flower, Perennial
DDR Daylily, Little Business Dwarf Hemerocallis 'Little Business'1 Gal.27
RGD Black Eyed Susan, Goldsturm Rudbeckia fulgida-sullivantii'Goldsturm'1 Gal.18
SMN Salvia May Night Salvia sylvestris x 'Mainacht"1 Gal.12
Shrub, Deciduous
DAC Cranberry, Dwarf American Viburnum trilobum ' Compactum'5 Gal.14
GLS Sumac, Grow-Low Rhus Aruaticas ' Grow-Low'5 Gal.19
MKL Lilac, Miss Kim Syringa patula 'Miss Kim'5 Gal.8
NDI Ninebark, Diabolo Physocarpus opulifolius 'Monlo'5 Gal. 8
WMI Weigela, Midnight Wine Weigela florida ' Elvera'5 Gal.21
Shrub, Evergreen
ACJ Juniper, Alpine Carpet Juniperus communis 'Mondap'5 Gal.46
PHC Pine, Hillside Creeper Pinus Sylvesrus 'Hllside Creeper'5 Gal.12
LOD Privet, Lodense Ligustrum Bulgare 'Lodense'5 Gal.26
Tree, Deciduous
CSP Pear, Chanticleer Pyrus calleryana 'Cleveland Select'2"Cal.6
HAC Hackberry Common Celtis occidentalis 2.5"4
SHA Locust, Shademaster Gleditsia triacanthos 'Shademaster' 2"Cal. 2
SWO Oak, Swamp White Quercus bicolor 2.5"4
TEX Oak, Texas Red Quercus buckleyi 2"Cal.3
Tree, Evergreen
AUS Pine, Austrian Pinus nigra 8'7
Plant Schedule
Common Name Botanical Name Size Qty
* Trees required in front setback are to be installed in
ROW streetscape amenity zone
** These 35 trees are existing trees along the Swadley Ditch that have been counted
towards the buffer area along the north property line at Robb St. along with the 45
constitute the required 80 plants (1 per 2 lineal ft.) required for the buffer area
57,257 SF 38,240
8
LANDSCPE REQUIREMENTS CHART
LANDSCAPED AREA
REQUIRED PROPOSED
ROCK / MULCH - SF
ON SITE TREES
ONSITE SHRUBS
EXISTING NATIVE GRASS - SF
TREES REQUIRED
IN FRONT SETBACK *1 / 30' = 8
18,469 SF / 20%
TOTAL SF. OF PA1 AND PA2 92,347 SF
EXISTING
LOW GROW NATIVE GRASS
10 / 1,000 SF = 185
236' STREET
FRONTAGE 0
1 / 1,000 SF = 18 26
234 0
0 8,147 SF - 14%
0 38,240 - 67%38,240
10,870 - 19%00
76 (IN PA3)
0
North Buffer (Per ODP)35**80 45
NOTES :
- Total square footage for PA1 and PA2 is 92,347 SF.
- There are 76 existing trees in PA3 along the Swadley ditch and at the north west corner of PA3 indicated by clouds
- The existing native grass along the south edge of the Swadley ditch and in PA2 will remain and be maintained when the
property is occupied.
-A 3' clear space shall be maintained around all fire hydrants and not obstructed.
-Trees within this development, when fully mature, shall provide an unobstructed vertical clearance of 13' 6".
-Any trees removed shall be mitigated in accordance with the ODP.
Irrigation System to be installed on all new landscaped areas
- All bed areas will be irrigated with continuous drip irrigation pipe (12mm Netafim - .6gph / 18" spacing), zoned appropriately,
running adjacent to all new plant material.
- All new native grass areas will be irrigated with 12" pop up sprinkler spray heads fitted with water efficient rotary spray nozzles
with head to head coverage.
- Irrigation controller to be fitted with weather monitoring device or be WiFi enabled for weather corrections.
- Code approved vacuum breaker to be installed on the outside of the building at the south east end of the parking lot in
a locked caged in the landscape area.
- Irrigation tap to be a stop and waste valve installed on the main water line to the building in the bed along Robb St. near the
east edge of the parking lot.
- All zones for turf and beds to be controlled with a 12 volt electric zone valve with pressure compensating ability.
Low Grow Grass
- Low Grow Grass Area to be seeded with Arkansas Valley "Low Grow Mix" and are to be prepped at a rate of
three yards of compost per 1000 sf. and tilled to a depth of approximately 6"
- Mix to contain - 30% ephraim Crested Wheatgrass, 25% Sheep Fescue, 20 % Perennial Rye,
15% Chewings Fescue and 10% Canada Bluegrass
- This area is to be included in the new irrigation system.
Existing Native Grass Areas
- Only disturbed areas will be irrigated temporarily to reestablish native grass
Edging
- Steel edging to be installed on all bed borders that are not adjacent to a hard surface.
- All metal edging to be 14g rolled top edging.
- Top of edging to be flush with finished grade of rock and mulch.
Rock Area
- Rock will be installed to a depth of approximately 2" over pinned landscape fabric.
Soil Amendment
- All new grass and planting areas are to be prepped with compost at a rate of 3 cu. yd./ 1000 sf., tilled
to a depth of approximately 6"
- Weed removal is a must prior to starting project
Swadley Ditch **
- The ditch runs along the north border of PA2 for the entire length of the property and creates a
natural landscape border with existing native grasses and a rise of approximately 10' - 12' over the
existing lower grade of PA2 including an existing 6' wood picket fence along the edge of the
residential drive along the north property line adjacent to PA2. To meet the planting
requirements of of city code 26-502 requiring 80 plants within the 10' buffer
along the existing fence along the northern border of PA2, 45 shrubs have been installed and
35 trees along the Swadley ditch have been included in this count.
Wadsworth Ditch
- The Wadsworth Ditch has been completely sleeved and covered.
Sight Triangles
- There are no plants over three feet (other than trees) within all of the sight triangles at each of the drive
entrances and road intersections. WMI is the only plant material within the sight triangles and maximum
height for this plant is 24".
Buffer for Residential Property to the North
- Existing 6' privacy fence on north property line is approximately 12' above current grade and the Swadley ditch provides
a height buffer of approximately 12' above the existing grade. This runs the entire length of the northern boundary of
PA2 and has a natural line of trees down the entire length of the ditch.
This plan encompasses the long term plan for the property.
DATE: February 18,2023
OWNERS:
Rocky Mountain Hardwood Processing
Bill Tillapaugh
720-388-9901
Sean Imfeld
303-257-4788
LANDSCAPE DESIGN and CONTACT:
Sean Imfeld
171 S. Wadsworth Blvd.
Lakewood, CO 80226
303-257-4788
DEVELOPMENT
Rocky Mountain Hardwood Processing Shop and Yard
4877 Robb St
Wheatridge, CO 80033
0'10'20'30'60'
SCALE: 1" = 30' -0"
ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
48
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N O T F O R
C O N S T R U C T I O N
8-
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LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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LANDSCAPE
PLAN
5
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8
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-21
NORTH
LEVEL 01
100' -0"
TO ROOF
121' -6 5/8"
A B FCDE
1
A5.10
111C
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116B
116A
49' - 3"39' - 6"
TOP OF FACIA
118' -0"
21
'
-
6
5
/
8
"
DOWNSPOUT DOWNSPOUT DOWNSPOUTDOWNSPOUT
GUTTER2
1 1 1 1 1
2
2
2 2
2
333
5
8
88
10
GRADE
99' -6"
3333
2
FINISH FLOOR ELEVATION 100' -0" = 5401.75'
(22' -0 5/8" ABOVE
GRADE = BLDG HT)
LEVEL 01
100' -0"
TO ROOF
121' -6 5/8"
ABFCDE1
A5.10
MR-1
109
111G
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5'
-
0
"
TOP OF FACIA
118' -0"
GUTTER
21
'
-
6
5
/
8
"
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
1
2
3
2
22 2
1 1 1 1
2
4
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7 7 7 7
7
9
8
8
10
GRADE
99' -6"
1111 11
2
DOWNSPOUT
444
2
102
2
FINISH FLOOR ELEVATION 100' -0" = 5401.75'
(22' -0 5/8" ABOVE
GRADE = BLDG HT)
1. ALL WINDOWS TO BE MARVIN BRAND (OR EQUAL): 48" X 60" FIBERGLASS SINGLE DOUBLE HUNG, BLACK. RECESSED A MIN OF 4 INCHES.
2. METAL GUTTERS, METAL RIBBED SIDING, DOWNSPOUTS, AND CORNER TRIMS TO BE PREFINISHED FOX GRAY.
3. 8" STEEL PIPE BOLLARDS, CONCRETE FILLED, PAINTED TRAFFIC TELLOW.
4. REMOVABLE 8" STEEL PIPE BOLLARDS, CONCRETE FILLED, PAINTED TRAFFIC YELLOW.
5. NO ROOFTOP MECHANICAL EQUIPMENT NEEDED.
6. 8" X 8" TUBE STEEL PILASTERS, PAINTED BLACK.
7. APPROX. 36" TALL STEEL AWNING WITH METAL ROOF, PAINTED BLACK.
8. ALL DOORS PAINTED BLACK.
9. STOREFRONT, PAINTED BLACK.
10. METAL RIBBED ROOF PANEL, PAINTED POLAR WHITE.
11. CULTURED STONE WAINSCOTT WITH STONE CAP AS SELECTED BY OWNER.
SHEET NOTES
RIBBED PANEL
N/A
60% MAX.1055 SQ FT, 49% / 2149 SQ FT
STONE 40% MIN.364 SQ FT, 17% / 2149 SQ FT
WINDOWS N/A 251 SQ FT, 12% / 2149 SQ FT
PRIMARY MATERIAL (STONE, METAL PANEL, SIDING...)
FACADE 15% MIN. 315 SQ FT -15% / 2149 SQ FT
GROUND FLOOR TRANSPARENCY
REQUIRED PROPOSED
BUILDING MATERIALS SUMMARY -EAST ELEVATION
STEEL WINDOW, DOOR AWNINGS, ENTRY CANOPY N/A 146 SQ FT, 7% / 2149 SQ FT
TOTAL WALL AREA 100% = 2149 SQ FT
DOORS N/A 333 SQ FT, 15% / 2149 SQ FT
TOTAL WALL AREA
RIBBED PANEL
N/A
60% MAX.
100% = 2149 SQ FT
1685 SQ FT 78% / 2149 SQ FT
STONE 40% MIN.5 SQ FT, 1% / 2149 SQ FT
WINDOWS N/A 119 SQ FT, 6% / 2149 SQ FT
PRIMARY MATERIAL (STONE, METAL PANEL, SIDING...)
FACADE N/A 119 SQ FT -6% / 2149 SQ FT
GROUND FLOOR TRANSPARENCY
REQUIRED PROPOSED
BUILDING MATERIALS SUMMARY -WEST ELEVATION
STEEL WINDOW, DOOR AWNINGS, ENTRY CANOPY
DOORS
N/A 0 SQ FT, 0% / 2149 SQ FT
N/A 339 SQ FT, 16% / 2149 SQ FT
ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
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N O T F O R
C O N S T R U C T I O N
1391 SPEER BLVD
SUITE 830
DENVER, CO 80204
PHONE 303.569.9914
www.rnnarchitects.com
8-
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LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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BUILDING
ELEVATIONS
6
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8
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-21
SCALE:1/4" = 1'-0"1WEST BUILDING ELEVATION
SCALE:1/4" = 1'-0"2EAST BUILDING ELEVATION
LEVEL 01
100' -0"
TO ROOF
121' -6 5/8"
1 635
12
2
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116C
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2 4
TOP OF FACIA
118' -0"
21
'
-
6
5
/
8
"
MID SPAN OF PITCH
119' -9 5/16"
19
'
-
9
5
/
1
6
"
1
2
2
3
3 3 3 3
DOWNSPOUT
DOWNSPOUT
5'
-
0
"
5
7
2
8
8
10
GRADE
99' -6"
2
6
11
11 11
2
FINISH FLOOR ELEVATION 100' -0" = 5401.75'
(22' -0 5/8" ABOVE
GRADE = BLDG HT)
LEVEL 01
100' -0"
TO ROOF
121' -6 5/8"
163524
TOP OF FACIA
118' -0"
5'
-
0
"
21
'
-
6
5
/
8
"
MID SPAN OF PITCH
119' -9 5/16"
19
'
-
9
5
/
1
6
"
2
DOWNSPOUTS
5
7
111
2
10
GRADE
99' -6"
11
FINISH FLOOR ELEVATION 100' -0" = 5401.75'
(22' -0 5/8" ABOVE
GRADE = BLDG HT)
PAVING
30
"
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-
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"
CONC FOUNDATION
RE: STRUCT
TRASH
ENCLOSURE
PARKING
LOT
COPING-METAL PRE-FINISHED
6'
-
0
"
LINTEL BLOCK WITH (1) #4
BAR CONTINUOUS,
CONCRETE FILLED
(2) #5 BARS CONTINUOUS
TOP AND BOTTOM
8"
(2) #5 BARS CONTINUOUS
1' - 4"
CONCRETE MASONRY UNIT W/
LADDER-TYPE REINFORCING 16" O.C.
VERTICALLY. FILL VERTICAL VOIDS
WITH CONCRETE EVERY 3RD CAVITY
COMPRESSED FILLER
CMU WALL
GROUT FILL AT
GATE
8" HSS -CONCRETE FILLED
HEAVY DUTY HINGE
PAINTED STEEL FRAME
CORRUGATED METAL SIDING
TO MATCH BUILDING
STEEL GATE STOPS
(2) #5 BARS WITH 6"
HOOK INTO FOOTING
STEEL GATE
1. ALL WINDOWS TO BE MARVIN BRAND (OR EQUAL): 48" X 60" FIBERGLASS SINGLE DOUBLE HUNG, BLACK. RECESSED A MIN OF 4 INCHES.
2. METAL GUTTERS, METAL RIBBED SIDING, DOWNSPOUTS, AND CORNER TRIMS TO BE PREFINISHED FOX GRAY.
3. 8" STEEL PIPE BOLLARDS, CONCRETE FILLED, PAINTED TRAFFIC TELLOW.
4. REMOVABLE 8" STEEL PIPE BOLLARDS, CONCRETE FILLED, PAINTED TRAFFIC YELLOW.
5. NO ROOFTOP MECHANICAL EQUIPMENT NEEDED.
6. 8" X 8" TUBE STEEL PILASTERS, PAINTED BLACK.
7. APPROX. 36" TALL STEEL AWNING WITH METAL ROOF, PAINTED BLACK.
8. ALL DOORS PAINTED BLACK.
9. STOREFRONT, PAINTED BLACK.
10. METAL RIBBED ROOF PANEL, PAINTED POLAR WHITE.
11. CULTURED STONE WAINSCOTT WITH STONE CAP AS SELECTED BY OWNER.
SHEET NOTES
HSS TOP PLATE
GF CMU TO MATCH BLDG. CMU
CORRUGATED METAL SIDING
MATCH BUILDING SIDING
HSS TUBE STEEL HIGH
PERFORMANCE COATING
2' - 3"14' - 0"2' - 3"
18' - 6"
6'
-
0
"
TOTAL WALL AREA
RIBBED PANEL
N/A
60% MAX.
100% = 832 SQ FT
445 SQ FT, 53% / 832 SQ FT
STONE 40% MIN.96 SQ FT, 12% / 832 SQ FT
WINDOWS N/A 24 SQ FT, 3% / 832 SQ FT
SECONDARY MATERIAL (STONE, METAL PANEL, SIDING...)
FACADE N/A 24 SQ FT, 3% / 832 SQ FT
GROUND FLOOR TRANSPARENCY
REQUIRED PROPOSED
BUILDING MATERIALS SUMMARY -NORTH ELEVATION
STEEL WINDOW, DOOR AWNINGS, ENTRY CANOPY
DOORS
N/A 15 SQ FT, 2% / 832 SQ FT
N/A 252 SQ FT, 30% / 832 SQ FT
TOTAL WALL AREA
RIBBED PANEL
N/A
60% MAX.
100% = 832 SQ FT
481 SQ FT, 58% / 832 SQ FT
STONE 40% MIN.182 SQ FT, 22% / 832 SQ FT
WINDOWS N/A 70 SQ FT, 8% / 832 SQ FT
SECONDARY MATERIAL (STONE, METAL PANEL, SIDING...)
FACADE 15% MIN.69 SQ FT, 8% / 832 SQ FT
GROUND FLOOR TRANSPARENCY
REQUIRED PROPOSED
BUILDING MATERIALS SUMMARY -SOUTH ELEVATION
STEEL WINDOW, DOOR AWNINGS, ENTRY CANOPY N/A 99 SQ FT, 12% / 832 SQ FT
DOORS N/A 0 SQ FT, 0% / 832 SQ FT
9 GA. GALV. CHAIN LINK FENCE
CONCRETE PIER
STANDARD GALV. POST 8' -0" O.C.
12" DIA
2'
-
0
"
6'
-
0
"
2' - 0"
4'
-
0
"
3'
-
0
"
GALVINIZED OR POWDER
COATED STEEL INVERTED
U RACK ACTION BRAND
OR SIMILAR
ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
48
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DL
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N O T F O R
C O N S T R U C T I O N
1391 SPEER BLVD
SUITE 830
DENVER, CO 80204
PHONE 303.569.9914
www.rnnarchitects.com
8-
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2
3
LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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BUILDING
ELEVATIONS
7
09
8
7
-21
SCALE:1/4" = 1'-0"2NORTH BUILDING ELEVATION
SCALE:1/4" = 1'-0"1SOUTH BUILDING ELEVATION
SCALE:1/2" = 1'-0"4TRASH ENCLOSURE SECTION DETAIL
SCALE:1 1/2" = 1'-0"6TRASH ENCLOSURE PLAN DTLS
SCALE:1/2" = 1'-0"3TRASH ENCLOSURE ELEVATION
SCALE:1/2" = 1'-0"5TYPICAL EXISTING & NEW FENCE DETAIL
SCALE:1/2" = 1'-0"7BIKE RACK DETAIL
N89°40'51"E 638.90'(C)
N0
0
°
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S89°40'51"W 638.81'(C)
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PROPERTY LINE
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PROPERTY LINE
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A.NO SUBSTITUTIONS, ADDITIONS, OR CHANGES MAY BE MADE WITHOUT
PRIOR APPROVAL BY THE CITY OF WHEAT RIDGE.
B.ALL CALCULATIONS ARE DONE WITH LIGHT LOSS FACTOR OF 0.9.
C.ALL CALCULATION POINTS ARE AT GRADE.
D.ANY PROPOSED LIGHT FIXTURES INSTALLED ON PRIVATE PROPERTY,
ADJACENT TO THE RIGHT OF WAY, SHALL BE ORIENTED IN SUCH A MANNER
OR LIMITED IN LUMEN OUTPUT TO PREVENT GLARE PROBLEMS AND SHALL
NOT EXCEED NATIONAL IES LIGHTING STANDARDS FOR DISABILITY GLARE.
E.ALL OUTDOOR LIGHTING SHALL HAVE LIGHT SOURCES THAT ARE
CONCEALED BY A FULL CUTOFF LIGHTING FIXTURE SO THAT THE LIGHT
SOURCE IS NOT VISIBLE FROM ANY STREET RIGHT-OF-WAY OR ADJACENT
PROPERTIES. IN ORDER TO DIRECT LIGHT DOWNWARD AND MINIMIZE THE
AMOUNT OF LIGHT SPILL INTO THE NIGHT SKY AND ONTO ADJACENT
PROPERTIES, ALL LIGHTING FIXTURES SHALL BE FULL CUTOFF LIGHTING
FIXTURES.
F.SIGNAGE LIGHTING SHALL BE APPROVED AS PART OF A
SEPARATE SIGN PERMIT.
G.LUMINAIRES SHALL BE SHIELDED AND DIRECTED TO
AVOID GLARE AND OVERSPILL ONTO ADJACENT PROPERTY.
H.ALL EXTERIOR LIGHT FIXTURES SHALL BE FULL CUTOFF FIXTURES
THAT ARE DIRECTED DOWNWARD (90 DEGREES FROM
TRUE VERTICAL) AND SHALL HAVE FLAT LENSES, EMITTING
NO MORE THAN 10 PERCENT OF THE TOTAL LUMENS
BETWEEN 80 AND 90 DEGREES FROM TRUE VERTICAL.
FIXTURES SHALL BE CONFIGURED SO THAT LIGHTS DO NOT
CAUSE GLARE.
I.ALL LIGHT FIXTURES ON STRUCTURES, POLES, BOLLARDS,
STANDS, OR MOUNTED ON A BUILDING SHALL HAVE A
SHIELD, ADJUSTABLE REFLECTOR, AND/OR NON-PROTRUDING
DIFFUSER TO SHIELD THE LIGHT SOURCE FROM SIGHT FROM
ADJACENT RESIDENTIAL ZONING DISTRICTS.
J.MOTION-ACTIVATED SECURITY LIGHTING SHALL BE TIMED
TO TURN OFF AFTER NOT MORE THAN FIVE MINUTES AFTER
MOTION ACTIVATION.
K.WALL PACKS ON THE EXTERIOR OF THE BUILDING SHALL BE
FULLY SHIELDED (E.G., TRUE CUT-OFF TYPE BULB OR LIGHT
SOURCE NOT VISIBLE FROM OFF-SITE) TO DIRECT THE LIGHT
VERTICALLY DOWNWARD.
GENERAL NOTES (THIS SHEET)
SITE LIGHTING STATISTICS
ZONE NAME AVERAGE MAXIMUM MINIMUM MAX./MIN.AVERAGE/MIN.
Property Line 0.09 1.4 0 N/A N/A
Property Line +10'-0"0.01 0.1 0 N/A N/A
Overall Site 0.4 10.7 0 N/A N/A
LUMINAIRE SCHEDULE
DESCRIPTION
MANUFACTURER
TYPE OR APPROVED CATALOG SERIES NUMBER LAMPS INPUT DRIVER/LUMENS VOLTAGE MOUNTING NOTES
EQUIVALENT OR APPROVED EQUIVALENT (QTY) TYPE VA DIM PROTOCOL R S P W
W1 EXTERIOR WALL MOUNTED LED LUMINAIRE MOUNTED @ 9'-0"LITHONIA WDGE3 LED P1 70CRI R3 40K 52W LED 52 0-10V 7500 120 X
4000K
W2 EXTERIOR WALL MOUNTED LED LUMINAIRE MOUNTED @ 8'-0" U.N.O.LITHONIA WDGE1 LED P2 80CRI VW 40K 15W LED 15 0-10V 2000 120 X
4000K
S1 EXTERIOR POLE MOUNTED LED LUMINAIRE WITH HOUSE SIDE SHIELD LITHONIA ESX1 LED P3 40K R3 HS 146W LED 146 0-10V 16900 120 X
MOUNTED @ 18'-0"4000K
ABBREVIATIONS: BF - BOTTOM OF FIXTURE; OH - OVERALL FIXTURE HEIGHT; RD - RECESSED FIXTURE DEPTH; AFF - ABOVE FINISHED FLOOR
GENERAL NOTES:
A.LUMINAIRE SHOWN WITH CATALOG NUMBERS ARE THE BASIS OF DESIGN. SIMILAR BY OTHER LISTED MANUFACTURERS ARE ACCEPTABLE.
B.CONTRACTOR TO VERIFY LIGHT FIXTURE CATALOG NUMBER AND INSTALLATION REQUIREMENTS PRIOR TO ORDERING.
C.VERIFY TRIM COMPATIBILITY WITH CEILING TYPE PRIOR TO SUBMITTALS.
SCALE:
SITE PHOTOMETRIC1
1" = 30'-0"
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ROCKY MOUNTAIN HARDWOOD PLANNED COMMERCIAL DEVELOPMENT
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
SITUATED IN THE SOUTHWEST QUARTER (SW ¼) OF THE
SOUTHWEST QUARTER (SW1/4) OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO.
LOT 1, ROCKY MOUNTAIN HARDWOOD SUBDIVISION
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SITE
PHOTOMETRIC
Planning Commission 13
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
EXHIBIT 5: APPLICANT LETTER
Planning Commission 14
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
Planning Commission 15
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
Planning Commission 16
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
Planning Commission 17
Case No. WZ-22-07/ Rocky Mountain Hardwood PCD
View of the subject property looking west from Robb Street.
(Source: Google Maps)
View of the subject property looking north from Robb Street.
(Source: Google Maps)
EXHIBIT 6: SITE PHOTOS
ADA Accessibility Statement
The City of Wheat Ridge (City) is committed to providing accessible
facilities, services, and communication to all members of the public. As part
of this commitment, the City aims to provide an accessible website
compatible with W3C Web Content Accessibility Guidelines (WCAG 2.2)
that is in compliance with Colorado HB 21-1110, allowing individuals with a
disability to understand and use the website to the same degree as
someone without a disability. As the City works toward this goal, you may
have a need to access documents in an accessible format (e.g., Braille,
large print, audio, etc.). In that event, please contact the ADA Coordinator,
Kelly McLaughlin, at ada@ci.wheatridge.co.us or 303-235-2885 who will
make every effort to respond to your inquiry and provide an alternative
solution.
CASE NUMBER: WZ-25-02
DATE: October 16, 2025
PLANNING COMMISSION STAFF REPORT
A REQUEST FOR APPROVAL OF A REZONING OF PROPERTY LOCATED AT 10285 RIDGE
ROAD FROM AGRICULTURAL-ONE (A-1) TO MIXED USE COMMERCIAL – TRANSIT
ORIENTED DEVELOPMENT (MUC-TOD) (CASE NO. WZ-25-02)
☒PUBLIC HEARING
☒QUASI-JUDICIAL
☐LEGISLATIVE
☒RECOMMENDATION TO CITY
COUNCIL
☐FINAL ACTION BY PLANNING
COMMISSION
ENTER INTO RECORD:
☒CASE FILE AND PACKET MATERIALS
☒ZONING ORDINANCE
☒COMPREHENSIVE PLAN
☒DIGITAL PRESENTATION
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction
to hear this case.
ACTION REQUESTED:
A request by Foothills Regional Housing for approval of a zone change from
Agricultural-One (A-1) to Mixed Use Commercial – Transit Oriented Development (MUC-
TOD) for a mixed-use affordable housing project at 10285 Ridge Road.
BACKGROUND:
Existing Conditions
The site is located on the north side of Ridge Road, west of Miller Street, and south of
West 54th Avenue (Exhibit 1, Location Map). The site is legally described as Lot 1, Block
1, CDHS Summit Village Subdivision Filing No. 1 and is approximately 474,405 square
feet (10.891 acres) in size. It currently contains several unoccupied buildings from when
it functioned as part of a much larger 68-acre, group home campus for people with
intellectual and developmental disabilities, originally owned and operated by the
Colorado Department of Human Services in the 1980s. The remaining buildings on the
site are currently undergoing remediation through the state and will eventually be
demolished.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 2
The property is surrounded by a wide range of land uses and zoning designations with
lower-density residential to the north and west (beyond a 3-acre drainage buffer and
north of 54th Avenue), transit-supportive residential to the south, and
commercial/institutional to the east. The site is currently zoned Agricultural-One (A-1)
and is well-situated to serve as a transition between surrounding properties (Exhibit 2,
Zoning Map).
Adjacent properties to the north are zoned Planned Unit Development (in Arvada); to the
west are properties zoned Planned Residential Development (in Wheat Ridge); to the
south is Planned Industrial Development (in Wheat Ridge) zoning including the Rocky
Mountain Bottling plant; and to the east is the Wheat Ridge Regional Center (WRRC),
which is operated by the Colorado Department of Human Services and provides a
collection of group homes that serve adult individuals with intellectual and
developmental disabilities who need additional support. The redevelopment site
surrounds the WRRC site on three sides. The WRRC site will remain under state
ownership and zoned A-1 and is not a part of this application. Further to the east is the
Arvada Red Rocks Community College (RRCC) campus which is zoned Mixed Use
Transit (Arvada). See Exhibit 3, Map of surrounding uses.
The current A-1 zoning allows for government facilities or one (1) single-unit home and
accessory structures, with up to 25-percent building coverage and 35-foot height. The
State of Colorado recently sold the property to Jefferson County Regional Housing dba
Foothills Regional Housing (FRH) under the condition that it be developed primarily as
an affordable housing site with secondary community services. FRH’s intent is to
redevelop the site as a mixed-use property with a range of affordable housing types as
well as educational (expansion of RRCC), office, and community-supporting commercial
uses.
While governmental facilities are permitted under the current A-1 zoning, the existing
group homes do not conform to the development standards of A-1 since they were built
prior to the adoption of the city’s zoning ordinance. Due to the long-standing vacancies
of these buildings, they are degrading to the point where it is causing a threat to the
health, safety, and general welfare of the neighborhood and community. Rezoning of the
site is necessary to bring the site into conformance and facilitate redevelopment that
improves the overall quality of life in this area.
The site is located within one-quarter mile of the Arvada Station and within one mile of
the Wheat Ridge · Ward Station. It falls within the Transit Village place type within the
City Plan. Transit Village is defined as a compact, walkable district centered around a
rail station that supports higher-density residential development and convenient access
to neighborhood-serving commercial amenities. The Transit Village is intended to
promote transit use, reduce dependence on personal vehicles, and foster a vibrant,
mixed-use environment where daily needs can be met within walking distance.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 3
MUC-TOD zoning is appropriate because of the designation in City Plan, the proximity to
the commuter rail station, and the variety of land uses in the area.
Process
Rezonings require public hearings before the Planning Commission and City Council.
The Planning Commission makes a recommendation to the City Council, and the City
Council will render a final decision.
Because the site is over 10 acres, a concept plan is also required and is typically
reviewed after a rezoning is approved. Because this infill site will impact surrounding
properties, the proposed concept plan is being reviewed in conjunction with the
rezoning and is concurrently under review by staff (Exhibit 5, Proposed Draft Concept
Plan). The purpose of the concept plan is to prove compliance with the underlying
zoning and establish the overall development concepts such as land use, access,
drainage, and open space. In addition, the concept plan further refines the specific
development expectations for the site such as densities and height. The Community
Development Director is the final approver of the concept plan. If approved, the concept
plan would be recorded with the Jefferson County Clerk and Recorder, would run with
the land, and could not be changed without going through a subsequent concept plan
process.
ANALYSIS OF REQUEST:
Proposed Zoning
The applicant is requesting a zone change from A-1 to MU-C TOD. The MU-C TOD zone
district was created specifically for areas within one-half mile of light rail and commuter
rail stations. It permits a wide range of uses and allows densities that support transit
ridership and is intended to enhance connections to transit. Permitted uses include
commercial and residential, or a mix of the two.
The applicant is requesting the zone change to MU-C TOD in order to develop the site as
a mixed-use property with a range of affordable housing types as well as educational
(expansion of RRCC), office, and community-supporting commercial uses. The
proposed concept plan provided for reference in Exhibit 5 limits what would be allowed
and provides more certainty on uses and density proposed. It shows the primary use of
the site as residential with up to 200 affordable units, including a mix of housing types
such as townhouses, apartments, and age-restricted apartments on the western portion
of the site. In addition, the plan indicates the RRCC building on the northeast corner for
expansion of their nursing program, a supportive services building (such as a
community health center) on the southeast corner, and an office/maintenance building
for the housing units and grounds internal to the site.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 4
The uses are inherently transit-oriented since affordable housing is known to have low
parking demands and needs to be located near transit to serve these populations. The
demographics associated with the RRCC nursing program and health service uses also
show high populations that use transit. If approved, the rezoning of this property would
enable the opportunity to increase transit-ridership, would work towards improving
general multi-modal connectivity, and add to the employment base, while revitalizing a
dilapidated site in need of investment. The applicant believes their proposal aligns with
the City’s adopted plans, goals, and policies for the TOD area (Exhibit 6, Applicant Letter
of Request).
While MU-C TOD zoning would allow for a more expansive list of uses of unlimited
height and density since the subject property is part of the I-70/Kipling Urban Renewal
Area and part of the voter-approved area exempted from the charter’s height and
density limits, the concept plan will place further restrictions including limitations on
density and height, and even lower heights along the north portion of the site where
adjacent to low density residential.
The following table compares the existing and proposed zoning for the property, with
standards for new development or major additions.
Development
Standard
CURRENT ZONING
Agricultural-One
(A-1)
PROPOSED ZONING
Mixed Use-
Commercial TOD
(MU-C TOD)
PROPOSED
CONCEPT PLAN
Uses Allows for single-unit
homes, agricultural
uses, and government
facilities
Allows residential,
commercial, or mixed
use
Limits uses to single-
unit attached and
multi-unit residential,
educational, office,
and community-
supporting
commercial services
Density One dwelling unit per
one-acre lot
Unlimited (exempt
from City Charter limit
of 21 units/acre)
200 units
(approximately 20
units/acre)
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 5
Development
Standard
CURRENT ZONING
Agricultural-One
(A-1)
PROPOSED ZONING
Mixed Use-
Commercial TOD
(MU-C TOD)
PROPOSED
CONCEPT PLAN
Maximum
Building
Height
35 feet Exempt from Charter,
subject to underlying
zoning:
Mixed Use buildings:
8 stories (118 feet)
Single Use buildings:
6 stories (90 feet)
2-3 stories maximum
along 54th Avenue
4 stories maximum
along Ridge, Miller,
and interior
Architectural
Standards
N/A for single-unit;
Architectural and Site
Design Manual
applies to
nonresidential
Mixed Use standards
apply, including high
quality architecture,
standards related to
articulation, variation,
and materials
Mixed Use standards
apply, including high
quality architecture,
standards related to
articulation, variation,
and materials
Max.
Building
Coverage
25% 90% for mixed use
85% for single use
90% for mixed use
Build-to
Area
N/A 0-20’ along primary
and secondary
frontages
0-20’ along primary
and secondary
frontages
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 6
Development
Standard
CURRENT ZONING
Agricultural-One
(A-1)
PROPOSED ZONING
Mixed Use-
Commercial TOD
(MU-C TOD)
PROPOSED
CONCEPT PLAN
Setbacks:
Front / street
Rear
Side
30 feet
15 feet
15 feet
n/a – refer to build-to
5 feet
0 feet
n/a – refer to build-to
5 feet
0 feet (because of
drainage buffer to
west approx 60 to 160
feet in width)
ZONE CHANGE CRITERIA
Staff have provided an analysis of the zone change criteria outlined in Section 26-112.E.
The applicant also provided a response to the criteria (Exhibit 6, Applicant Letter of
Request). The Planning Commission shall base its recommendation on consideration of
the extent to which the following criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the
community and will not result in a significant adverse effect on the surrounding
area.
The proposed zoning contributes to housing needs of the community, supports a
mix of housing and services near transit, provides a unique and context-sensitive
design that takes into consideration the surrounding area and uses, improves public
utility infrastructure by upgrading utilities, and advances public improvements along
the roadways. The proposed zoning complies with safety and access requirements
of the fire district, and servicing requirements of utility districts. The development
will likely add value to the area through high-quality design and redevelopment of a
vacant, underutilized site.
The use and intensity of the proposed development is compatible with the
surrounding land uses by incorporating context-sensitive restrictions such as
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 7
landscape buffers, open space, lower heights, and architectural standards that
respect adjacent development.
Staff conclude that this criterion has been met.
2. The development proposed on the subject property is not feasible under any other
zone district and would require an unreasonable number of variances or waivers
and conditions.
The State of Colorado Department of Human Services sold the property to FRH
under the condition that it be developed primarily as an affordable housing site with
secondary community services. The current A-1 zoning would allow one single-unit
home and accessory structures or governmental facilities, with up to 25 percent
building coverage and 35-foot height.
Because the site is over 10 acres, a concept plan is required which self-imposes
more limited building heights and encourages adequate setbacks from nearby
residential while also expanding the RRCC campus and introduces the potential for
community services.
Given the proximate location to transit, the proposed uses, the surrounding
conditions, and servicing requirements (i.e., fire access and looped systems), the
MUC-TOD zoning is the most appropriate zone change option.
Staff conclude 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.
As an infill site, all utilities are nearby; however, the site will require significant public
improvements, including on-site drainage, stormwater upgrades, utility upgrades,
and public improvements along rights-of-way.
Staff conclude 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.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 8
The proposed housing options and mix of uses near a transit station directly support
the City Plan core values of serving a mix of incomes and inclusiveness. It also
aligns with the desired outcome of peaceful coexistence by thoughtfully applying
and calibrating form and use tools based on the features of adjacent properties.
The City Plan identifies this site as a Transit Village place type within the City Plan
(Exhibit 4, Comprehensive Plan Excerpts). Transit Village is defined as a compact,
walkable district centered around a rail station that supports higher-density
residential development and convenient access to neighborhood-serving
commercial amenities. The Transit Village is intended to promote transit use, reduce
dependence on personal vehicles, and foster a vibrant, mixed-use environment
where daily needs can be met within walking distance. MUC-TOD zoning is
appropriate because of the designation in City Plan, the proximity the commuter rail
station, and the variety of land uses in the area.
The proposed concept plan responds to the form and design recommendations of
the City Plan. It incorporates height restrictions, build-to, and setbacks that match
those surrounding the site, with more restrictive heights and greater setbacks and
buffers where adjacent to low density residential to the north and west. Form
requirements avoid imposition of additional height on adjacent properties,
appropriate screening and buffering are included, and parking needs are addressed
on site. Finally, the City Plan includes an implementation strategy to support housing
development to meet community goals.
Also in January 2023, the City Council adopted the Affordable Housing Strategy and
Action Plan, a guiding document to address housing affordability in Wheat Ridge.
This plan identifies a need for multi-unit rental and ownership opportunities where
possible to achieve inclusionary, mixed-income outcomes. The site was slated for
affordable housing development when sold to FRH.
The proposed zone change responds directly to goals identified in the Affordable
Housing Strategy and Action Plan, as well as the City Plan.
Staff conclude that this criterion has been met.
a. The existing zone classification currently recorded on the official zoning maps of
the City of Wheat Ridge is in error.
Staff find no evidence of an error on the official zoning maps.
Staff conclude that this criterion is not applicable.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 9
b. 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.
This area that traverses Wheat Ridge and Arvada has changed dramatically over the
past few decades. With the closure of the state-run group home campus and the
coming of the G-Line commuter rail, the area has experienced an increasing mix of
housing types and densities, as well as additional commercial investment. The
investments and changes complement the diversity of land uses in the area and
strengthen the transit area market. Multiple development sites nearby have seen
investment over the past 25 years including the RRCC site to the east built in 2000;
Skyline Estates to the west built in the mid-2000s; Arvada Station apartments to the
southeast built in 2011; and Gateway Arvada Ridge Apartments to the east built in
2018. The Arvada Ridge and Wheat Ridge · Ward commuter rail stations were
completed in 2019.
Staff conclude that this criterion has been met.
c. The proposed rezoning is necessary 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 City Plan was adopted in September 2025 and anticipated housing and
community services as a need in this area.
Staff conclude that this criterion has not been met.
Staff conclude that the criteria used to evaluate zone change support this request.
NEIGHBORHOOD MEETING & PUBLIC INPUT:
Pursuant to Section 26-109 of the Code of Laws, the applicant notified all property
owners and residents within 1,000 feet of the site of the neighborhood meeting.
Neighborhood meetings are required prior to the submission of an application for a
zone change.
The neighborhood input meeting was held on August 20, 2025. Forty-one members of
the public attended the meeting in addition to the applicant and staff. A full summary of
the meeting is attached in Exhibit 7.
Public noticing is required prior to public hearings. If any comments are provided prior
to the Planning Commission public hearing on October 16, they will be entered into the
record and distributed to Commissioners at the public hearing. Comments collected on
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 10
Wheat Ridge Speaks will also be reviewed by Planning Commissioners and entered into
the public record.
REFERRAL:
There were no concerns expressed by internal departments including the City of Wheat
Ridge Engineering Division, Public Works, Building Division, Police Department,
Economic Development, or Urban Renewal Authority.
All affected service agencies were contacted for comment on the rezoning and concept
plan, specifically regarding the ability to serve the property. Referral responses from
service districts follow:
Valley Water District: Can serve subject to district requirements. Coordination will
continue through development.
Clear Creek Valley Water and Sanitation District: Can serve subject to district
requirements. Coordination will continue through development.
Arvada Fire Protection District: Can serve subject to district requirements. Coordination
will continue through development.
Juchem Ditch Company: No comments provided. Coordination will continue through
development.
Xcel Energy: Can serve subject to district requirements. Coordination will continue
through development.
Comcast Cable/Xfinity: No comments provided. Coordination will continue through
development.
Century Link/Lumen: Can serve subject to district requirements. Coordination will
continue through development.
City of Arvada Planning Department: No objections. Coordination will continue through
development.
State of Colorado Department of Human Services: No comments provided.
Coordination will continue through development.
Regional Transportation District: No objections. Coordination will continue through
development.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 11
STAFF CONCLUSIONS AND RECOMMENDATION:
Staff have concluded that the proposed rezoning is consistent with the zone change
criteria and recommend approval of the application.
RECOMMENDED MOTION:
“I move to recommend APPROVAL of Case No. WZ-25-02, a request for approval of a
zone change from Agricultural-One (A-1) to Mixed Use Commercial – Transit Oriented
Development (MUC-TOD) for a mixed-use affordable housing project at 10285 Ridge
Road 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 adopted plans and policies.
4. The zone change will provide additional opportunity for reinvestment in the area.
5. The zone change will further enable the goals for the TOD area to be met.
6. The criteria used to evaluate a zone change supports the request.
Or,
“I move to recommend DENIAL of Case No. WZ-25-02, a request for approval of a zone
change from Agricultural-One (A-1) to Mixed Use Commercial – Transit Oriented
Development (MUC-TOD) for a mixed-use affordable housing project at 10285 Ridge
Road for the following reasons:
1.
2.
3. …”
REPORT PREPARED/REVIEWED BY:
Stephanie Stevens, Senior Planner
Jana Easley, Planning Manager
Lauren Mikulak, Community Development Director
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 12
EXHIBITS:
1. Location map as aerial photograph of site
2. Zoning map
3. Map of surrounding uses
4. Comprehensive plan excerpts
5. Proposed Draft Concept Plan
6. Applicant letter of request and response to rezoning criteria
7. Neighborhood meeting summary
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 13
EXHIBIT 1: LOCATION MAP AS AERIAL PHOTOGRAPH OF SITE
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 14
EXHIBIT 2: ZONING MAP
PUD
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 15
EXHIBIT 3: MAP OF SURROUNDING USES
Arvada
Station
Station
Gateway
Arvada
Ridge
Mix of
Light
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 16
EXHIBIT 4: CITY PLAN EXCERPTS
SITE
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 17
EXHIBIT 5: PROPOSED DRAFT CONCEPT PLAN
See attached.
A l l d r a w i n g s a n d w r i t t e n m a t e r i a l
appearing herein constitute original and
unpublished work of Design Concepts and
may not be duplicated, used or disclosed.
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Issued For:Date:
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Concept Plan 08.22.25
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FOOTHILLS REGIONAL HOUSING MIXED USE CONCEPT PLAN
AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
1 of 2
LEGAL DESCRIPTION
LOT 1, BLOCK 1, CDHS SUMMIT VILLAGE SUBDIVISION FILING NO. 1. PARCEL CONTAINS
(536,868 SQUARE FEET) 12.32480 ACRES, MORE OR LESS.
W. RIDG
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54TH AVE.
CHARACTER OF DEVELOPMENT
THE PURPOSE OF THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENERAL /
PRELIMINARY OUTLINE FOR THE REDEVELOPMENT OF THE SITE AT THE NORTHWEST
CORNER OF MILLER STREET AND RIDGE ROAD. DETAILS REGARDING THE FINAL
LOCATION, SPECIFIC FORM, AND DESIGN OF BUILDING AND PARKING AREAS HAVE
BEEN INTENTIONALLY OMITTED TO ALLOW FUTURE FLEXIBILITY IN DESIGN INTENT.
REQUIREMENTS OF THE FUTURE DEVELOPMENT RELATED TO ACCESS, DRAINAGE,
OPEN SPACE, AND ZONING ARE SHOWN TO ESTABLISH THE OVERALL CONCEPTS,
LAND USE, AND CIRCULATION FOR THE DEVELOPMENT.
DETAILED SITE PLANS WILL BE IN CONFORMANCE WITH THE CITY'S ZONING CRITERIA.
ARCHITECTURAL ELEMENTS AND THE DEVELOPMENT OF INDIVIDUAL BUILDINGS OR
DEVELOPMENT AREAS IS NOT INTENDED TO BE REVIEWED AND APPROVED AS PART
OF THIS CONCEPT PLAN; INSTEAD THEY SHALL BE REVIEWED AND APPROVED AS
PART OF SUBSEQUENT SITE PLANS.
THE SITE'S OVERALL CONCEPT IS TO BE A HIGH-QUALITY, PEDESTRIAN FRIENDLY
DEVELOPMENT PROVIDING RESIDENTIAL, OFFICE, EDUCATIONAL, AND
COMMUNITY-SUPPORTING COMMERCIAL USES. THE SITE WILL INCLUDE:
·NEW BUILDINGS THAT WILL DEFINE AND ACTIVATE THE 54TH AVENUE, MILLER
STREET, AND RIDGE ROAD STREET EDGES
·OPEN SPACE THAT WILL PROVIDE RECREATION AND PEDESTRIAN
ACCESSIBILITY
·HIGH-QUALITY ARCHITECTURAL DESIGN THAT BLENDS WITH NEIGHBORING
ARCHITECTURE
THE OVERARCHING GOALS OF THE DEVELOPMENT ARE TO ESTABLISH AFFORDABLE
HOUSING FOR FAMILIES AND SENIORS, ALLOW FOR ACTIVE LIFESTYLES FOR THE
RESIDENTS AND NEIGHBORS, REDUCE RELIANCE ON AUTOMOBILES, AND SUPPORT
TRANSIT RIDERSHIP.
THE ARVADA RIDGE STATION IS A BLOCK FROM THE SITE, AND WILL BE AN IMPORTANT
COMMUNITY ASSET FOR RESIDENTS, STUDENTS, AND CUSTOMERS USING THE SITE.
THE DEVELOPMENT SHALL MEET THE DEFINITION AND INTENT OF MU-C TOD
DEVELOPMENT AS DEFINED IN SECTION 26-1101.
ACCESS AND CIRCULATION
FUTURE DEVELOPMENT SHOULD CONNECT TO THE EXISTING STREET NETWORK VIA
PROPOSED PRIVATE DRIVES WITH PEDESTRIAN-FRIENDLY DESIGN INCLUDING
SIDEWALKS (8' DETACHED WALK ALONG RIDGE ROAD, 6' DETACHED WALK ALONG
MILLER STREET, AND 6' DETACHED WALK ALONG 54TH AVENUE), LANDSCAPING, AND
TRAFFIC CALMING MEASURES. THE PRELIMINARY LAYOUT IS SHOWN ON SHEET 2 OF
2; FINAL PEDESTRIAN CIRCULATION WILL BE REVIEWED AND APPROVED WITH
SUBSEQUENT SITE PLAN APPLICATIONS. CIRCULATION DESIGN WILL CONFORM TO
THE TRAFFIC IMPACT STUDY TO BE PROVIDED AT TIME OF SITE PLAN. CONTENT
HEREIN IS SUPPORTED BY THE PRELIMINARY TRAFFIC LETTER.
THE INTERNAL PRIVATE DRIVE WILL BE ESTABLISHED TO PROVIDE VEHICULAR
ACCESS TO EACH USE WITHIN THE PROPERTY. THE PROJECT ANTICIPATES FOUR
ACCESS POINTS FROM PUBLIC STREETS AS SHOWN ON THE PLAN:
•ONE FULL MOVEMENT INTERSECTION AT 54TH AVENUE
•ONE FULL MOVEMENT INTERSECTION AT MILLER STREET
•ONE FULL MOVEMENT INTERSECTION AT RIDGE ROAD
•ONE RIGHT IN / RIGHT OUT INTERSECTION AT RIDGE ROAD
FINAL STREET DESIGN SHALL BE IN CONFORMANCE WITH STREETSCAPE DESIGN
MANUAL.
EASEMENT AND RIGHT-OF-WAY DEDICATIONS:
REQUIRED EASEMENT AND RIGHT-OF-WAY DEDICATIONS REPRESENTED HEREIN ARE
ANTICIPATED TO BE CONVEYED BY PLAT. FINAL DETERMINATIONS TO BE MADE IN
CONJUNCTION WITH SITE PLAN APPLICATION.
DRAINAGE CONSIDERATIONS:
A FINAL DRAINAGE REPORT WILL BE PROVIDED IN CONJUNCTION WITH THE SITE PLAN
APPLICATION. DETENTION REQUIREMENTS FOR THE PROJECT WILL BE
ACCOMMODATED ON SITE IN A TO-BE-DETERMINED DETENTION SYSTEM. IT IS THE
INTENT OF THE DEVELOPMENT TO CAPTURE, TREAT, AND RELEASE THE ON-SITE
STORMWATER IN A MANNER THAT WILL NOT ADVERSELY AFFECT THE SURROUNDING
AREAS. THE DRAINAGE SYSTEM SHOWN HEREIN IS SUPPORTED BY THE PRELIMINARY
DRAINAGE LETTER.
DEVELOPMENT AND ZONING CRITERIA
MU-C TOD: MIXED USE COMMERCIAL TOD
+/- 12.3248 ACRES (536,868 S.F.)
+/- 10.89 ACRES (474,405 S.F.)
SITE PLAN TO CONFORM TO MU-C TOD CRITERIA
SITE PLAN TO CONFORM TO MU-C TOD CRITERIA
BUILDINGS WILL BE ORIENTED TO AND ALONG
FRONTAGE STREETS WITH PARKING LOCATED
BEHIND IN ACCORDANCE WITH THE MU-C TOD
CRITERIA
ALL BUILDING DESIGN SHALL BE IN
CONFORMANCE WITH SECTION 26-1106 OF THE
CITY OF WHEAT RIDGE ZONING AND
DEVELOPMENT CODE
ALL FENCING SHALL BE IN CONFORMANCE WITH
SECTION 26-603 OF THE CITY OF WHEAT RIDGE
ZONING AND DEVELOPMENT CODE
ALL SIGNAGE SHALL BE IN CONFORMANCE WITH
SECTION 26-1113 OF THE WHEAT RIDGE ZONING
AND DEVELOPMENT CODE. A MASTER SIGN PLAN
MAY BE PROVIDED AS A SUBSEQUENT
APPLICATION
ALL LIGHTING SHALL BE IN CONFORMANCE WITH
SECTION 26-1114 OF THE CITY OF WHEAT RIDGE
ZONING AND DEVELOPMENT CODE
ALL LANDSCAPE SHALL BE IN CONFORMANCE
WITH ARTICLE XI AND SECTION 26-1110 OF THE
CITY OF WHEAT RIDGE ZONING AND
DEVELOPMENT CODE
ALL PARKING SHALL BE IN CONFORMANCE WITH
SECTION 26-1109 OF THE CITY OF WHEAT RIDGE
ZONING AND DEVELOPMENT CODE.
ALL SETBACKS SHALL BE IN CONFORMANCE WITH
SECTION 26-1105 OF THE CITY OF WHEAT RIDGE
ZONING AND DEVELOPMENT CODE*
ZONING DESIGNATION:
GROSS AREA OF
DEVELOPMENT:
AREA LESS RIGHT OF WAY
DEDICATION:
MAXIMUM BUILDING AND
HARDSCAPE COVERAGE:
MAXIMUM BUILDING HEIGHT:
BUILDING ORIENTATION:
ARCHITECTURE:
FENCING:
SIGNAGE:
LIGHTING:
LANDSCAPE:
PARKING:
SETBACKS:
SITE
VICINITY MAP
OWNERS CERTIFICATE:
THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO
HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE
DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS AND CONDITIONS
CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BYLAW. I (WE)
FURTHER RECOGNIZE THAT THE APPROVAL OF THIS CONCEPT 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.
DAYNA ASHLEY-OEHM, CHIEF REAL ESTATE AND DEVELOPMENT OFFICER,
JEFFERSON COUNTY HOUSING AUTHORITY DBA FOOTHILLS REGIONAL HOUSING
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
THE FORGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF , A.D. 20 BY
WITNESS MY HAND AND OFFICIAL SEAL.
NOTARY PUBLIC
CITY CERTIFICATION:
APPROVED THIS DAY OF , A.D. 20 BY THE CITY OF
WHEAT RIDGE.
ATTEST
CITY CLERK MAYOR
COMMUNITY DEVELOPMENT DIRECTOR
COUNTY CLERK AND RECORDER'S CERTIFICATE:
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY
CLERK AND RECORDER OR 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
BY: DEPUTY
POTENTIAL PHASING
THE DEVELOPMENT OF THE SITE IS ANTICIPATED IN MULTIPLE PHASES AS SHOWN IN
THE PHASING PLAN. THIS PHASING PLAN IS PRELIMINARY AND MAY BE MODIFIED.
REGARDLESS OF MODIFICATIONS, EACH PHASE OF DEVELOPMENT WILL INCLUDE A
PORTION OF THE PRIMARY INFRASTRUCTURE REQUIRED TO SUPPORT THE INITIAL
PHASE AND IMPROVE THE PUBLIC REALM THAT BENEFITS THE SITE AND THE
NEIGHBORHOOD. PHASING OF THE INTERNAL DRIVES AND PARKING WILL BE
DETERMINED WITH FUTURE ENTITLEMENTS.
OPEN SPACE CONCEPTS
OPEN SPACE WILL BE CONSIDERED FOR EACH DEVELOPMENT AREA OF THE SITE
INDIVIDUALLY. OPEN SPACE WILL MEET THE MINIMUM REQUIREMENTS FOUND IN
ARTICLE XI. A MINIMUM OF 10% OF THE NET DEVELOPMENT SITE AREA WILL BE OPEN
SPACE, WITH EACH AREA CONSISTING OF AT LEAST 35% LIVING LANDSCAPE MATERIAL
AND 75% USABLE OPEN SPACE.
FLOOD PLAIN STATEMENT
THE SITE DOES NOT FALL WITHIN A REGULATED FLOODPLAIN OR FLOODWAY PER
FEMA FIRM PANEL 08059C0211F.
APPLICANT
DESIGN CONCEPTS ON BEHALF OF JEFFERSON COUNTRY HOUSING AUTHORITY
LISA LANGER, ASSOCIATE PRINCIPAL & WILL WOODARD, PROJECT MANAGER
DESIGN CONCEPTS
211 NORTH PUBLIC ROAD, SUITE 200
LAFAYETTE CO 80026
PHONE: 720.573.6514
WEB: WWW.DCLA.NET
A PORTION OF LAND, ALL LOCATED IN LOT 1, BLOCK 1, CDHS SUMMIT VILLAGE SUBDIVISION FILING NO. 1, IN THE NE 1/4 OF SECTION 16,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
NORTH
* REQUIRED SETBACKS / STEPBACKS MAY BE ENLARGED
WHERE ADJACENT TO LOW DENSITY RESIDENTIAL TO THE WEST
SHEET INDEX
SHEET 1 COVER
SHEET 2 SKETCH PLAN
CASE HISTORY
COVER
SHEET
OAK ST.
SITE DATA AND STANDARDS
DEVELOPMENT
AREA #ANTICIPATED USE
+/- 6.09 ACRES ANTICIPATED TOTAL BUILDINGS: 8
ANTICIPATED
BUILDING HEIGHT
APPROXIMATE
UNIT COUNT / SIZE
PRIMARY STREET
FRONTAGE*
SECONDARY STREET
FRONTAGE**
MULTI-UNIT BUILDINGS#1
+/- 0.48 ACRES
2-3 STORIES 11 TOWN HOME
UNITS
+/- 10,000 SF
BUILDING AREA
54TH AVENUE EXEMPT FROM
BUILD-TO
REQUIREMENT
MULTI-UNIT AND OFFICE
BLDG.
#2
+/- 0.87 ACRES
2-3 STORIES 8 TOWN HOME
UNITS
+/- 12,500 SF
BUILDING AREA
54TH AVENUE EXEMPT FROM
BUILD-TO
REQUIREMENT
#3
+/- 1.19 ACRES
EDUCATIONAL
BUILDINGS
2-3 STORIES 54TH AVENUE MILLER STREET
#4
+/- 2.13 ACRES
#5
+/- 1.06 ACRES
#6
+/- 0.36 ACRES
MULTI-UNIT BUILDINGS
MULTI-UNIT BUILDINGS
MULTI-UNIT AND OFFICE
BLDG.
4 STORIES
4 STORIES
4 STORIES
100 UNITS (1, 2,
AND 3 BEDS)
+/- 40,000 SF
BUILDING AREA
80 UNITS (1 AND 2
BEDS)
+/- 17,000 SF
BUILDING AREA
EXEMPT FROM
BUILD-TO
REQUIREMENT
RIDGE ROAD
RIDGE ROAD
EXEMPT FROM
BUILD-TO
REQUIREMENTS
EXEMPT FROM
BUILD-TO
REQUIREMENT
MILLER STREET
* 50% OF BUILDINGS SHALL BE WITHIN 0 - 20'
** 30% OF BUILDINGS SHALL BE WITHIN 0 - 20'WZ-25-2 & CP-25-3
OWNER / DEVELOPER
JEFFERSON COUNTRY HOUSING AUTHORITY, DBA FOOTHILLS REGIONAL HOUSING
DAYNA ASHLEY-OEHM, CHIEF REAL ESTATE AND DEVELOPMENT OFFICER
11941 WEST 48TH AVENUE,
WHEAT RIDGE, COLORADO 80033
PHONE: 720.415.6669
UNIFIED CONTROL STATEMENT:
THE PROPERTY AND ALL FUTURE LOTS, PARCELS, OR TRACTS CREATED FROM IT
SHALL BE DEVELOPED, USED, AND MAINTAINED UNDER THIS UNIFIED PLAN OF
DEVELOPMENT. NO LOT SHALL BE SOLD, TRANSFERRED, OR DEVELOPED IN A
MANNER THAT VIOLATES OR CIRCUMVENTS THE TERMS OF THIS STATEMENT OR
THE APPROVED PLAN.
+/- 6,500 SF
BUILDING AREA
+/- 25,000 SF
BUILDING AREA
RIDGE R
O
A
D
MI
L
L
E
R
S
T
R
E
E
T
WEST 54TH AVENUE
1 3
4
ANTICIPATED
EDUCATIONAL
BUILDINGS
ANTICIPATED MULTI-UNIT
RESIDENTIAL BUILDINGS
ANTICIPATED
MULTI-UNIT
RESIDENTIAL
BUILDINGS
ANTICIPATED OFFICE
AND MULTI-UNIT
BUILDING
OPEN SPACE:
LANDSCAPE BUFFER
PRIVATE ACCESS
DRIVE
DETACHED
SIDEWALK
PROPOSED RIGHT
IN, RIGHT OUT
PRIVATE ACCESS DRIVE
ADJACENT
PROPERTY
WHEAT RIDGE
REGIONAL
CENTER
(NOT A PART)
6
ANTICIPATED MULTI-UNIT
RESIDENTIAL BUILDING
5
ANTICIPATED DETENTION
/ WATER QUALITY
EXISTING WHEAT RIDGE REGIONAL
CENTER ACCESS TO REMAIN
EXISTING WHEAT RIDGE
REGIONAL CENTER
ACCESS TO REMAIN
EXISTING DITCH
TO REMAIN
ANTICIPATED
FIRE LANE
OPEN SPACE:
PLAYGROUND,
PRIVATE
OUTDOOR
SPACE
OPEN SPACE:
PLAYGROUND,
GARDENS,
SHADE SHELTER
PRIVATE
OUTDOOR
SPACE
2
ANTICIPATED
MULTI-UNIT
AND OFFICE
BUILDINGS
DETACHED SIDEWALK
PRIVATE
OUTDOOR
SPACE
OPEN SPACE:
LANDSCAPE BUFFER
PROPOSED FULL
TURN ACCESS
PROPOSED FULL
TURN ACCESS
DETACHED
SIDEWALK
ANTICIPATED 2-3 STORIES
TO BE COMPATIBLE WITH
ADJACENT USES
EXISTING OVERHEAD UTILITY
LINES TO BE UNDERGROUNDED
FULL MOVEMENT ACCESS
LEGEND
PROPERTY LINE
DEVELOPMENT AREA BOUNDARY
EXISTING SHARED ACCESS
POINT (TO REMAIN)
PROPOSED ACCESS POINT
PEDESTRIAN CONNECTIONS
#DEVELOPMENT AREA DESIGNATION
PRIVATE DRIVE ON SITE
OPEN SPACE /
LANDSCAPE BUFFERS
DETENTION (APPROXIMATE)
ANTICIPATED 2-3 STORY
BUILDING HEIGHT
00 60'120'NORTH
A l l d r a w i n g s a n d w r i t t e n m a t e r i a l
appearing herein constitute original and
unpublished work of Design Concepts and
may not be duplicated, used or disclosed.
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Issued For:Date:
Checked By:
Drafted By:
Concept Plan 08.22.25
LL/ WW
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22446.00Project No.:
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SKETCH
PLAN
SCALE: 1" = 60'
FOOTHILLS REGIONAL HOUSING MIXED USE CONCEPT PLAN
AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO
A PORTION OF LAND, ALL LOCATED IN LOT 1, BLOCK 1, CDHS SUMMIT VILLAGE SUBDIVISION FILING NO. 1, IN THE NE 1/4 OF SECTION 16,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
NOTES:
1.DUE TO DENSITY OF DEVELOPMENT, DEVELOPMENT AREA #2 DETENTION
AND WATER QUALITY TO BE PROVIDED IN DEVELOPMENT AREA #3.
DEVELOPMENT AREA #3 STORMWATER FACILITY TO BE DESIGNED
ACCORDINGLY.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 18
EXHIBIT 6: APPLICANT LETTER OF REQUEST AND RESPONSE
TO REZONING CRITERIA
See attached.
Planning Commission Staff Report – FRH Ridge Road Rezoning
October 16, 2025
Page 19
EXHIBIT 8: NEIGHBORHOOD MEETING SUMMARY
See attached.
City of Wheat Ridge Municipal Building 7500 W. 29th Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
www.ci.wheatridge.co.us
NEIGHBORHOOD MEETING NOTES
Meeting Date: August 20, 2025
Attending Staff: Stephanie Stevens, Senior Planner
Jana Easley, Planning Manager
Location of Meeting: Red Rocks Community College - Arvada Campus
Lecture Hall RARV 8320
10280 W. 55th Ave., Arvada, CO 80002
Property Address: 10285 Ridge Rd (NWC Ridge Rd. and Miller St.)
Property Owner(s): Jefferson County Housing Authority dba Foothills
Regional Housing
Property Owner(s)
Present?
Yes
Applicant: Foothills Regional Housing
Applicant Present? Yes
Existing Zoning: Agricultural-One (A-1)
Existing Comp. Plan: Employment
City Plan (anticipated to be adopted September 2025)
– Transit Village
Existing Site Conditions
The site is located on the northwest corner of Ridge Road and Miller Street and contains state
facilities. The site is zoned Agricultural-1 (A-1) and platted as Lot 1, Block 1, CDHS Summit
Village Subdivision Filing No. 1. The adjacent properties to the north contain single-unit
residential homes (within the city of Arvada) and are zoned Planned Unit Development (PUD),
to the east are State facilities and Red Rocks Community College within Arvada and zoned
Mixed-use Transit (MX-T), to the west are single-unit residential zoned Planned Residential
Development (PRD), and to the south are industrial uses zoned Planned Industrial
Development (PID).
According to CDHS Summit Village Subdivision Filing No. 1, the site measures 474,405 square
feet (10.89 ac) in size and currently has seven single-story residential structures on the
northern portion of the site. The site was originally operated as group homes by the Colorado
Department of Human Services, which halted in the 1980’s and the buildings have been vacant
2
since. Lot 1 was recently sold by the State to Foothills Regional Housing (FRH) who intends to
demolish existing state facilities located on the subject lot and redevelop the site as mixed
use. The State retained ownership of the adjacent Lot 2 which is not a part of the proposed
redevelopment.
Applicant/Owner Preliminary Proposal
The applicant is proposing to rezone the property to Mixed-Use Commercial, Transit-Oriented
Development (MU-C TOD) and develop a mixed-use site with multi-unit residential and
commercial uses. The applicant is proposing a concept plan that includes approximately 200
affordable units to serve seniors and families, FRH offices, a building for Red Rocks
Community College’s nursing program, and a building to expand STRIDE community health
services.
Summary of the Neighborhood Meeting
In attendance were staff from FRH, The Pachner Company (TPC), Design Concepts (DC),
and Red Rocks Community College (RRCC).
In addition to the applicant team and staff, 41 members of the public attended the
neighborhood meeting according to the sign-in sheets, which are attached. A list of city
staff and applicant attendees is below.
Twenty-seven members of the public spoke at the meeting. TPC staff encouraged
members of the public who did not get to speak to contact them directly with questions,
comments, or concerns.
Marcus Pachner opened the meeting and explained there would be a 30-minute
presentation followed by questions from the audience. He reviewed the history of site and
how they were selected by State of Colorado to purchase the site for affordable housing.
Dayna Ashley-Oehm introduced the FRH team. She provided background of FRH and what
they do. She explained AMI and who they serve (high population of children, elderly,
disabled, female). This site will serve those earning 60% AMI or less. She reviewed FRH’s
core principles, where they prefer to develop, and typical services offered for their senior
and affordable properties.
Marcus showed site and surrounding area photos; explained phases of development (site
revitalization, city planning process, subsequent submittals) and where they are at
(demolition and remediation; required neighborhood meeting with city prior to application);
TPC’s approach to public outreach; explained zoning versus concept plan and how they are
submitting them jointly; site plan comes later after zoning and use is allowed; showed map
with existing surrounding zoning; noted proximity to Arvada commuter rail station; showed
(to be adopted) City Plan; explained they are proposing to rezone from A-1 to MUC-TOD;
described proposed uses and number of residential units; explained what they want to do is
not the maximum that the zoning would allow.
Next Lisa Langer went over the concept plan; summary of informal neighborhood meetings
held so far and the charrettes that were held, how the data the neighbors gave informed
their plan.
Lisa explained what they heard about housing in outreach; how neighbor feedback aligns
with the anticipated proposal; reviewed photos and neighbor’s ideas of character in the
area, pedestrian facilities, landscaping, and buffers; discussed common opportunities;
showed and explained concept plan diagram.
Marcus stated that the buildings will be four stories or less because of the way affordable
housing is financed and they cannot go higher. Heights will be lower on north side.
3
Intensity/density will be concentrated along Ridge Rd. Site slopes significantly from north
to south. The new RRCC building is expected to be a lower height similar to what they have
now. He asked the audience if they got it right; is it what neighbors want to see. He offered
additional neighborhood meetings, if desired.
The members of the public were informed of their opportunity to make comments during
the process and at the public hearing.
The meeting was opened it up for questions from the audience.
Discussion Items
What will the parking impact be given that the zoning (TOD) allows less parking near
transit stations?
They have hired a traffic engineer for parking and traffic studies. Parking will likely be
located along the west side drive. Parking is typically provided at a 1:1 ratio for the projects,
and funders need a parking study to ensure enough is planned. Based on their other
affordable properties, we also know that car ownership rates are lower for senior and multi-
unit affordable properties.
What is the detention area?
It is for water quality and water storage on site for drainage. The site has no infrastructure
right now but drains to the south due to the slope.
What and who would be partner on south end? Would there be a Narcan clinic?
FRH has had conversations with STRIDE Community Health, but no one has been selected
yet. There would not be a Narcan clinic.
Who is the partner for the office buildings?
Red Rocks Community College – for the nursing school.
In Development Area 1 along 54th Ave, what do you envision there in terms of height.
Something similar to what exists – 2 stories, townhomes. We heard loud and clear that
54th needs to be compatible with existing neighborhoods.
How can you build a 4-story building in accord with privacy laws of the state facility
nextdoor?
There is a buffer along the west side of the site. They have not been told by the state that
four stories is not allowed, and there is nothing in the sale agreement about height
restrictions.
When we bought our home 25 years ago, we had to sign a disclosure that the state facility
could pose a risk.
We have heard that from some people; however, others say they were not aware of it or
were not required to sign a disclosure. At closing, no disclosure was provided to FRH, so we
would not pass one on without receiving one, but we will be transparent about the state
facility.
Will commercial uses like retail be part of plan?
No, uses are limited by the state on what they can do (housing and support services,
education).
You show open spaces with playgrounds – need to think more about the children (given
the state facility)
We will be transparent about the existing state facility. We have had many conversations
with the state, and they are not concerned, or they would not have required it include
housing.
4
Trees – north edge, will there be a sidewalk buffer?
Yes, there will be a sidewalk and street trees.
Was FRH part of stone wall around the state facility?
No, they were not involved in that.
What about fencing on 54th? Type?
While we are only at concept plan, we anticipate townhomes would be facing north, fronting
on 54th, and there would not be a fence. In the polling from the neighbors, they did not like
fences along a walk. We are also very careful about parking and want all parking to be
contained on site. We want families to have good parking but are not to that point yet in
site planning.
Section 8 – how many units?
Section 8 housing is an old context and not how housing vouchers work today. FRH uses
low income housing tax credits (LIHTC) to build deals, and it is the primary driver of
affordable housing today. However, existing Section 8 voucher holders can go anywhere to
see if they can use the voucher, which is like a coupon.
Will Ridge Rd and 54th Ave have turn lanes?
The west road is for fire access. Changes needed will be put on site, not affect other
properties. Traffic study and city will determine what improvements to roadways will be
needed.
Suggest turn lane and moving road north because of traffic into Target. Haskin Station
traffic also impacts the area and creates traffic backflow. 54th should be wider.
Straight roads without development and activity nearby contribute to speeding. With
improvements, speeding should be lessened.
What will happen to my home value being next to affordable housing?
Usually, in mixed use neighborhoods the prices go up. We can circulate the properties they
manage handout again. Studies show tax credit housing increases home values in
neighborhoods. We are obligated to build high quality housing to last and not be a
detraction to the neighborhood.
I saw a news article about Aspen Ridge (FRH property) and that there were 200 police
calls for service.
There were actually 140 calls, and most were generated by Arvada Police to do extra
patrols. FRH has spoken with the Arvada Public Information Officer (PIO) several times, and
he is not happy about how the story was told. The news headline was “click bait.” Call
Arvada Police for the full picture. Aspen Ridge is a market rate property. It was an eviction
of one tenant who gave his keys to a friend, thus creating a squatter situation, so FRH had
to start the eviction process over again for the squatter. Also, the plans will be sent on
referral to the Arvada and Wheat Ridge police departments for review.
Are these like the housing vouchers for American Motel?
Section 8 vouchers are like coupons. This is not the same.
What will the uses be in development areas 2 and 3 shown on the concept plan?
RRCC will be located in area 3. Area 2 is for FRH maintenance office.
Where will the nursing home go?
It is senior apartments, not a nursing home. It will be on the south.
What if RRCC does not build there?
Bryan Bryant of RRCC spoke about the nursing program and need for a new building soon
to keep the program afloat. They are not waiting on state funding for that process and will
use their own reserves and funding. They are working on their own site planning process so
as not to lose a year in the process. TPC staff explained any changes to the concept plan
would require an amendment with the city.
5
Where would RRCC parking be?
The building would go on the north; the parking lot would be on the south. The campus
currently has excess parking to share.
What use is in development area 6 and where is their access from?
It will be a community partner and access would be from the drive proposed along Ridge
Rd probably.
Who will this community serve – 60% or less AMI?
60% is the max AMI per state requirements. Most seniors make less than $14k/year, so
they would fall into the very low income categories.
What is the ratio of families versus seniors?
We expect around 80 senior units and 100 or so family units. The senior would be four
stories and elevator served.
Along 54th, back yards of surrounding homes are to 54th. Why would townhomes front on
54th?
If building today, your homes would likely be facing 54th. Not wrong, just a different era.
RRCC will front and create an edge, but we can look at that for the homes. We expect there
is a city requirement to front on 54th.
Why did you not share 60% AMI requirement before?
We have shared that at every meeting.
Marcus explained the next step will be a formal submittal to the city and reminded people to
sign in to receive updates.
The meeting ended at 6:50 p.m.
Participant List
Attendees
Staff, Applicant, and Applicant Team:
Stephanie Stevens City of Wheat Ridge
Jana Easley City of Wheat Ridge
Dayna Ashley-Oehm Foothills Regional Housing
Lori Rosendahl Foothills Regional Housing
John Frahm Foothills Regional Housing
Marcus Pachner The Pachner Company
Jasper Vue The Pachner Company
Skye Stuart The Pachner Company
Will Woodard Design Concepts
Lisa Langer Design Concepts
Bryan Bryant
Vice President for Administrative Services, Red
Rocks Community College
Public Attendees
See attached sign-in sheets