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HomeMy WebLinkAbout11/06/14City of rWh6atRj�lge_ I �qlls" AGENDA November 6, 2014 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on November 6, 201.4 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals ivith disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Iqfortnation Officer at 303-235-2826 at least one week in adi, of a meeting if are interested in participating and need inchision assistance, 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. ' Case No. WZ-14-09: An application filed by Regency Centers, L.P. for approval of a zone change from Commercial One (C -1), Restricted Commercial (RC) and Neighborhood Commercial (NC) to Planned Commercial Development (PCD) and approval of an Outline Development Plan (ODP) for property located generally at 3400 Youngfield Street, also known as the Applewood Village Shopping Center. B. Case No. WPA-14-01: A resolution adopting the Three-Mile Plan as an amendment to the City of Wheat Ridge Comprehensive Plan. 8. OTHER ITEMS 9. ADJOURNMENT *Agenda packets and minutes are available online at http://www,ci,wheatridge.co.us/95/Planning-Commission Scott 0 11 n Commission Members Absent: M1 7:16 p.m. in the City Council me, Wheat Ridge, Colorado. Senior Planner Recording Secretary TIMMS and seconded by Commissioner OHM to Motion carried 5-0. Planning Commission Minutes September 4, 2014 _1_ A. Case No. WZ-14-05 & Case No, WS-14-01: Ms. Mikulak presented the related cases together. She entered into the record the contents of the case file and packet materials, the zoning ordinance, the comprehensive plan and the digital presentation. She stated the public noticing and posting requirements have been met. Planning Commission will make a recommendation to City Council which is the final authority. She reviewed the staff report and digital presentation. She stated there are no proposed physical changes to the pr2grty. The purpose of the zone change and subdivision requests is to convert the exist,"I'l� units to li townhomes. Commissioner DORSEY asked if there association will own the common drive. Commissioner DORSEY stated the common area will be owned by the In response to CornmissionerTIP the President of the Condo Aso( Commissioner TIMMS inquired townhomes. Ms. Mikulak stated the property value. Commissioner was some I units and MIMM Chair BRIT cornmonly M units will each . M. Mikulak and if the and the Ury ow inq l i ' I U lak stated each ' ner authorized i to represeim pm in the application. the owners wanted the condos to to the difficulty ill ga&g financing and to increase about the number of owner occupied units and rental the stairs for unit number fifteen. They are shared by t of the commonly owned Tract A. the drainage area at the southwest corner is not effective. Ms. tided to hold water but to convey it to the storm sewer. Tract B is part of the HOA. Ms, Mikulak stated all tracts are Chair BRINKMAN asked if there will be a change in property taxes. Ms. Mikulak replied she did not know. Charles Ochsner 11748 W. 54' PI, Arvada CO Mr. Oschner stated he is one of the nine owners and he owns twelve units and is a partner in the single family home. He said he purchased the units several years ago and did not intend to own them for this long. He and several other owners would have liked to sell Planning Commission Minutes -2— September 4, 2014 their units, but found the financing for condos is challenging or nonexistent. He said Wheat Ridge 2020 owns three units and is experiencing the same issue. The units were originally built as townhomes and recorded as condominiums. The goal is to make them more financeable. The common area remains exactly as it was before and each unit will have a specific carport and the property taxes will increase. Britta Fisher Executive Director of Wheat Ridge 2020 Ms. Fisher stated the reason WR2020 got involved o significant exterior/interior renovations. She said this is the next step to acco..1 initial goal of selling the units to promote affordable homeownership. 01111 Jennifer Jacobson 6906 w. 48 Ave. Ms. Jacobson stated the units are an affi become a financeable opportunity for fe appreciate the opportunity to,d 11 as she Ridge. Chair BRINKMAN closed the It was moved b) 'C rsa recommend ,-, rovat i change froth Iiisidenti accompanying 04,01ne 6904'411 W � n l�," 1 48 g, The pr"&po I is The propo All requir enift ... . . ... . 4 Ail requiremeii With the con 1. T Ypo c ort :f Motion carried 5-0. go M1 El Emm Wheat R , a larger 'TaiTrorril i I 1111 US 111 1 aF1WUffYoT_Wh`e­a_t X comprehensive plan. change criteria. ie Development Plan have been met. .- Development Plan have been met. It was moved by Commissioner OHM and seconded by Commissioner TIMMS to recommend approval of Case No. WS-14-01, a request for approval of a 19-lot major subdivision for property located at 6904-6940 W. 48 A for the following reasons: 1. All utility agencies can provide services to the property. Planning Commission Minutes -3— September 4, 2014 2. All requirements of Article IN' of the zoning and development code have been met. With the following conditions: 1. If tender signatures are obtained by separate document, they shall be removed from the plat prior to recordation. Motion carried 5-0. Ms. Mikulak stated the application will be heard by S. OTHERITEMS A. Ms. Mikulak stated public hearings Commissioner TIMMS stated he is B. Chair BRINKMAN inquired about upco has started to review and prioritize topics potentially accessory dwell lj "units and on December 8, 2014. ed on November 6 and 20. on November 6. as lighting, vote for Chair, Ms. Mikulak a carried 5-0. Kim Waggoner, Recording Secretary Planning Commission Minutes - 4 - September 4, 2014 C. Chair BRINKMAN asked Whe ,, ji tb6V(w ♦� City of � COMMMUNay Wheat idge DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Meredith Reckert DATE OF MEETING: November b, 2014 CASE NO. & NAME: WZ -14 -09 /Applewood Village Shopping Center ACTION REQUESTED: Approval of Planned commercial Development (PCD) zoning and an Outline Development (ODP) LOCATION OF REQUEST: Applewood Village Shopping Center generally addressed as 3400 Youngfield PROPERTY OWNER: Regency Centers APPROXIMATE AREA: 35 acres PRESENT ZONING: NC, RC, C -1 and PCD COMPREHENSIVE PLAN: Primary Commercial Corridor, Community Commercial Center, Mixed -Use Commercial ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION Vicinity map on opposite page Planning Commission WZ -14 -9 /Applewood Village Shopping Center Planning Commission WZ- 14- 9 /Applewood Village Shopping Center All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting a zone change from Neighborhood Commercial, Restricted Commercial and Commercial -One to Planned Commercial Development. The location of the zone change is the Applewood Village Shopping Center which is comprised of approximately 35 acres in the western quadrant of the City of Wheat Ridge, adjacent to the I -70 corridor. The shopping center is bordered by West 38 Avenue to the north, low density residential neighborhoods to the north and east, West 32 to the south, and Youngfield Street to the west. (Exhibit 1, Aerial Photo) It is the intent of this application to incorporate new ownership parcels, consolidate the boundary of the center and to prepare several existing building pads for new development. (Exhibit 2, Letter of Request) While portions of the property have been zoned planned development for over forty years, there has never been a unifying zoning document. The attached ODP will fulfill this need. The City's planned development approval is a two -step process. The first step is for the zone change to PRD and approval of an Outline Development (ODP). The ODP document sets allowed uses and development standards for the property. The ODP also contains a general concept plan which labels areas of landscaping, parking, building footprints, access points and areas for new development. The ODP approval requires a public hearing in front of each Planning Commission and City Council. City Council is always the final authority for approval of zone changes so Planning Commission will be making a recommendation. The Specific Development Plan (SDP) and plat is the second step of the process which focuses on the details of the development such as final drainage, street improvements, architecture and final lot layout. New SDP approvals require review by Planning Commission. II. EXISTING CONDITIONS /PROPERTY HISTORY The Applewood Village Shopping Center is the City's largest commercial center. It serves area residents as well as drawing customers and patrons from the region. Numerous parcels and buildings comprise the Applewood Village Shopping Center. The northern portion of the site is primarily zoned Planned Commercial Development, having been rezoned initially in 1975. The southern portion has a mix of zoning including Restricted Commercial (R -C), Neighborhood Commercial (N -C), Commercial -One (C -1) and Planned Commercial Development (PCD). The center has been through a series of development plan amendments to facilitate new development as needed prior to new construction on the site. The shopping center was initially developed in the early to mid- 1960's. The planned development zoning appears to have been approved for a portion of it in the 1970's. The northern portion of the site includes a large 224,883 square foot multi- tenant building. Those tenants currently include Walmart, Planning Commission 3 WZ- 14- 9 /Applewood Village Shopping Center Petsmart and King Soopers. There are smaller retail tenants on the south side of the structure including a Thai Restaurant and a day -spa. This structure has frontage on West 38' Avenue and is pushed back to the eastern perimeter of the shopping center. Parking and circulation generally occur on the west side of the building. An alley runs along the east side of this structure for loading. A bus transfer station for RTD is located at the northwest corner of the center near the intersection of 38` and Youngfield. In the middle of the shopping center is a freestanding bank building built in 2011 occupied by Wells Fargo Bank, and several multi -tenant buildings leased to smaller retail tenants including Starbucks, Angelos' CD's and Smash Burger. These structures combined have roughly 31,000 square feet of tenant space. On the southern portion of the shopping center located toward Youngfield are several buildings, some of which will remain in their current configuration and others which will be demolished for new redevelopment opportunities. The existing structures to remain are the Applejack Liquor store building, a multi- tenant building with Abrusci's, Dardano's Shoes, and Famous Footwear and the Chili's restaurant building. Another existing structure to remain on the south side is a 10,820 sf structure with tenants including Chipotle and Noodles and Company. The majority of the pending redevelopment will occur on the southern side of the property on properties recently acquired. These properties include properties addressed as 3210 Youngfield, 12755 W. 32 Avenue and 12525 W. 32 Avenue. The shopping center is located in a busy commercial corridor and has easy access to I -70 through the 32 Avenue and Youngfield on/off ramps. Youngfield and both West 32 and 38th Avenues are classified as minor arterials and carry numerous vehicles per day. The location is also a popular stop for travelers to and from the mountains who can fulfill most of their shopping needs in a single stop. A major interior drive aisle connects 38` and 32 Avenues. Neither of these major access points is signalized Surrounding properties include a variety of land uses. On the east and north sides of the center are residential neighborhoods, generally zoned R -IA. To the south across West 32 Avenue are a mix of homes and businesses. Abutting the property on the west is Youngfield and beyond that, I -70. (Exhibit 3, Zoning map) The shopping center ownership comprises all parcels within the super block from 32 to 38` Avenue except for the Qdoba/Mattress Firm building addressed as 3500 Youngfield. III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan which contains two sheets. The proposed ODP recognizes existing conditions and establishes standards and guidelines for new development areas. The ODP also include parcels which were recently purchased by the owner, Regency Centers. Those include properties currently addressed as 3210 Youngfield, 12755 W. 32 Avenue and 12525 W. 32 "d Avenue. (Exhibit 4, parcel exhibit) Planning Commission 4 WZ- 14- 9 /Applewood Village Shopping Center On Sheet One, the ODP will set allowed uses and development standards for the property. The ODP also contains a graphic plan on Sheet Two which designates traffic circulation, existing building footprints, potential redevelopment areas and general development themes. (Exhibit 5, ODP document) SHEET ONE Allowable Uses: Uses permitted under the existing ODP are C -1 uses. The C -I zone district regulations allow office, service and retail uses, including large format retail stores. Specific uses allowed in the C -1 zone district include lumber yards, grocery stores, restaurants and liquor stores. By following the C -1 regulations, the current protocol for new drive - through uses is to process a separate Special Use Permit. The proposed list has been expanded to allow C -1 uses which currently require a Special Use Permit for drive - through facilities as uses by right. This modification would accommodate uses such as fast food drive - throughs, fueling stations and drive - through banking facilities. Such uses would still be subject to City review and approval through the Specific Development Plan process. Development Standards: The ODP typically defines development parameters on the front sheet of the document. In determining setbacks, a notation on Sheet I directs the reader to the Architectural and Site Design Manual (ASDM). The property is located within the Contemporary Overlay district in the (ASDM) which essentially requires all new structures with public street frontage to have a build -to line of 0' to 20'. It also requires that 40% of an individual lot's street frontage be comprised of structure. Many of the existing structures in the center do not fit this pattern of development. Any new structures with direct frontage on any of the adjacent public streets should meet the build -to line, unless approved with build -to modifications through an SDP process. Most of the structures where not adjacent to a public street have been developed using lease lines, instead of property lines. Rather than trying to establish minimum interior setbacks, the building locations will be reviewed at the time of SDP in consideration to internal separation and access to internal parking and circulation. Another development standard established at ODP is lot coverage. As proposed, the shopping center is limited to a maximum of 35% building coverage (526,803 square feet), 55% hard surfaced coverage and a minimum 10% landscaped coverage. In addition to the landscaped coverage minimum, the ODP specifies that plant quantities and materials be consistent with Section 26 -502 (Landscape Regulations). At the time of SDP, proposed development will be analyzed with regard to these standards based on parcel size, if applicable, or lease line areas. Overall parking on the site is required at a rate of 4 spaces per 1000 square feet of gross building coverage which is consistent with the requirements in the zoning code for unified shopping centers over 100,000 square feet in size. Language has been added under Note 7 to allow blanket access, parking and circulation throughout the shopping center. Bicycle parking has not been addressed. Staff recommends a note be added that bicycle parking should be consistent with Section 26- 501.E.4. of the zoning and development code. Planning Commission WZ- 14- 9 /Applewood Village Shopping Center Maximum building height allowed is 50' which is consistent with most commercial zone district classifications in the City. Architecture: On Sheet 1, references have been made to the ASDM for facade design, transparency, architectural materials and screening. Architectural materials used for recent upgrades in the center include brick, stucco and rock. Building architecture will be reviewed during the Specific Development Plan process. Buffering: Minimal mention is made regarding buffering for adjacent residential uses. This is of particular concern with the redevelopment area located in the southeast corner of the property. In addition to low density residential directly to the east, there are substantial grade changes which will challenge mitigation efforts. There is roughly 18' of elevation change between the existing parking lot at 12525 W. 32 ' Avenue and the south side of the vacant Old Chicago building. A grade change of 14' separates the cul -de -sac on Wright Court from the rear of that same structure. For buffering purposes and to maintain compatibility with adjacent uses, Staff recommends language be added to the plan that development in this area include consideration for upgraded vertical landscaping, reduction of lighting at night and business hour limitations. SHEET TWO The second sheet of the plan set includes the graphical portion of the ODP. The graphic is being used to reflect existing conditions including building locations, existing parking and circulation and access points. It is also intended to designate areas of potential redevelopment. Existing structures are shown with striping with existing circulation and parking areas in "half tone ". Existing curb cuts are reflected with arrows. The redevelopment areas are designated with a light gray colored overlay. Those redevelopment areas are located along the entire 32 " Avenue frontage, as property currently addressed as 3298 Youngfield (existing Wells Fargo drive- through) and behind the new Wells Fargo bank location at 3498 Youngfield. Access points shown into the shopping center include primary accesses from 32 and 38` Avenue and from a signalized access point from Youngfield at roughly mid -point in the shopping center. There are also minor access points for individual parcels along both 32 " and Youngfield. Staff is considering the access points shown as existing conditions and not a guarantee that the accesses shown will be allowed with new development. At the time of SDP review, staff reserves the right to evaluate the areas of redevelopment with potential consolidation of access points being a goal. Internal access will also be evaluated and potentially redesigned along with consolidation of street access points. Staff is recommending the following language be shown on Sheet Two: "The access points and internal circulation shown on this ODP reflect the existing conditions for the overall development at the time of the adoption of the ODP. The access points may change, likely consolidated, as individual parcels are redeveloped and incorporated into the overall Planning Commission 6 WZ- 14- 9 /Applewood Village Shopping Center development. This would also likely cause a change in the internal circulation shown on the ODP. Changes to the number and location of the access points and resulting changes to the internal circulation that may occur as a result of redevelopment of individual or multiple parcels will be evaluated during the review of the site specific development plans for those parcels. Revisions to the ODP will not be required unless deemed necessary by the Director of Community Development." IV. INCORPORATION OF THE SLIVER A small strip of land located north of the purchase parcel at 12525 W. 32 Avenue is under separate ownership from the shopping center and needs to be incorporated into the PCD and Outline Development Plan. The owners of the Applewood Shopping Center have made attempts to purchase the parcel, but have been unable to do so because of the inability to identify the parcel owners, a long - dissolved corporation. Renewal Wheat Ridge (RWR) is pursuing acquisition of this small parcel of land and City Council has approved the use of condemnation, should that be necessary. The property has been tax delinquent for many years. It is not buildable and is valued at slightly less than $1000 based on a recent appraisal that RWR commissioned. RWR then intends to convey the parcel to the shopping center owner. It is logical to consider rezoning the parcel so that it is incorporated into the overall development plans for the entire center. On August 25, 2014, City Council authorized staff to initiate rezoning of the sliver. On October 27, 2014, City Council authorized Renewal Wheat Ridge to use eminent domain to acquire the parcel. A signature block for Economic Development Manager must be included on the face of the ODP document as the City will be a cooperating property owner. It','I i ►, 1 � I sIM -r YAK• M� HP� VAS VIA -1A- v9- VV M- � Planning Commission 7 WZ- 14- 9 /Applewood Village Shopping Center V. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in section 26- 122.E. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. The proposed zone change will not have a detrimental effect on the general health, welfare, safety and convenience of persons residing or working in the neighborhood. The properties being incorporated into the planned development have been considered and functioned as a part of the Applewood Village shopping center serving the needs of the community since the 1960's. There could be impacts on the area upon redevelopment of certain portions of the center. Care will need to be taken at the time of Specific Development Plan to ensure adequate mitigation measures have been employed to lessen these impacts. Staff concludes that this criterion has been met. 2. Adequate infrastructure /facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. Planning Commission WZ- 14- 9 /Applewood Village Shopping Center All utility agencies are currently serving the property. Any new redevelopment will require improvements installed at the developer's expense. Should the zone change be approved, a more detailed review will occur at the time of Specific Development Plan and plat submittal. Sta. f concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one (1) of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The following documents are applicable to the property and are to be used for guides when considering zone changes. NEIGHBORHOOD REVITALIZATION STRATEGY — adopted 2005 This document identified strategies for the city to become a "community of choice ". It established goals for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading and increasing housing stock, being "open for business" through city processes and procedures and targeting underutilized properties for redevelopment. COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted 2009 On the Comprehensive Plan Structure Plan, the property is shown as being Mixed —Use Commercial within a Community Commercial Center with Youngfield designated as a Primary Commercial Corridor. The 32 Avenue /I -70 interchange is also designated as a Primary Gateway into the City of Wheat Ridge. Planning Commission 9 WZ- 14- 9 /Applewood Village Shopping Center Mixed -Use Commercial The focus for mixed -use commercial areas is on long -term infill and redevelopment, reinvestment, and high quality urban design and landscaping for vacant or underutilized properties, with "centers" being the primary emphasis. Specific objectives address the following: • To make Wheat Ridge a community of choice in which to live, work, shop and recreate • To atrract quality retail develoment and activly retain existing retailers • To revitalize key redevelopment areas • To establish and matintain a resilient tax base Community Commercial Center This designation indicates that the City should focus on retaining existing major supermarket shopping centers and ensure that these areas remain economically strong by retaining and enhancing existing retailers and assisting landowners to expand and redevelop underutilized commercial areas with denser, high quality development. In addition, efforts should include developing regional retail opportunities to draw out of area spending. Primary Commercial Corridor This designation indicates that the City should focus on retaining existing commercial businesses along the Youngfield corridor and improving the appearance and transportation function so that the corridor will support commercial functions. Specific goals include the following: • Creation of recognizable gateways and corridors • Leading the community in quality design • Ensuring quality design for development and redevelopment I- 70 /KIPLING CORRIDORS URBAN RENEWAL PLAN — adopted 2009 The Applewood Center is also a part of the I- 70 /Kipling Corridors Urban Renewal Plan. The Urban Renewal Plan was created to assist with redevelopment of properties in the defined area including development along the Youngfield/I -70 corridor by remediating and removing blight. The center meets factors of blight due to deteriorating structures, a predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy or usefulness, and the deterioration of the site and other improvements. The Plan identifies a unique opportunity to create a series of destinations that are both region - serving and locally supportive. The Applewood Center serves this purpose and can provide additional services both locally and regionally. The Plan authorizes Renewal Wheat Ridge to undertake zoning and planning activates to regulate land use, maximum densities, and building requirements in the Plan area. Planning Commission 10 WZ- 14- 9 /Applewood Village Shopping Center ECONOMIC DEVELOPENT STRATEGY —adopted 2010 The Economic Development Strategy was adopted with a broad goal of retaining and increasing retail and revenue - generating acitivies in commercial activity centers. The Applewood Shopping Center is the City's largest producer of sales tax revenues and is a primary shopping district for the surrounding neighborhoods. Being such, the redevelopment and utilization of the shopping center is a key element in the City's Economic Development Strategy. The rezoning of the center will support the Economic Development Strategy by promoting and marketing Wheat Ridge, creating new employment opportunities, retaining and attracting retail growth, and rehabilitating under - utilized retail space. Staff concludes that this criterion has been met. h. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current zoning designation as it appears on the City's zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. Commercial development in the Youngfield/I -70 corridor continues to intensify with new redevelopment of and reinvestment in tired, outdated structures and sites. Examples of this newer construction include the First Bank building at the southeast corner of 32 and Youngfield, fagade upgrades to the Qdoba/Mattress Firm building at 3500 Youngfield. The City and CDOT have substantially invested in the existing infrastructure with the Youngfield and Highway 58 improvements including construction of the underpass for West 40` Avenue under the freeway. The City of Wheat Ridge recently completed a major CIP project which included the widening of 32 Avenue between Wright Court and Braun Court. The project included installation of new traffic signals at the intersections of 32 and Youngfield, 32 and the I -70 ramps and 32 and Zinnia. Left hand turn lanes at all approaches to the 32 Avenue/ Youngfield intersection were provided, in addition to construction of an 8' multi -use path, pedestrian lighting and bus pads and benches. The project also included installation of new curb, gutter and an 8' wide attached sidewalk along the south side of the shopping center. Additional new development will occur on the western side of I -70 via the Clear Creek Crossing development. This project which is comprised of more than 190 acres of land has the ability to be developed into around one million square feet of commercial area Staff anticipates development of this area in the next several years. Staff concludes that this criterion has been met. Planning Commission 11 WZ- 14- 9 /Applewood Village Shopping Center d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. Staff' concludes that this criterion is not applicable. VI. NEIGHBORHOOD MEETING The required pre - application meeting for neighborhood input was held on August 5, 2014. There were approximately 40 persons in attendance (Exhibit 6, meeting recap, Exhibit 7, Sign -up sheet) VII. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Consolidated Mutual Water District: Upgrades of existing infrastructure may be needed in the interior of the shopping center. Can serve with improvements installed at the developer's expense. CDOT: No concerns. All improvements are in place. Wheat Ridge Fire Protection District: No concerns about servicing the property. Will assess the need for water supply, hydrant locations, site access and building configuration at the time of Specific Development Plan submittal. Renewal Wheat Ridge: Renewal Wheat Ridge has reviewed the application for re- zoning and has determined that it does not conflict with the I- 70 /Kipling Corridors Urban Renewal Plan. Wheat Ridge Police: Can serve. Wheat Ridge Public Works: Has reviewed preliminary drainage information. Has recommended language to be included requiring review and approval of traffic information which could result in consolidated access points and other improvements. Northwest Lakewood Sanitation District: Has adequate capacity to accommodate development. Final design review will occur at the SDP and plat stage. Xcel Energy: Can serve. VIII. STAFF CONCLUSIONS AND RECOMMENDATION Planning Commission 12 WZ- 14- 9 /Applewood Village Shopping Center Staff has concluded that the proposed Planned Commercial Development zoning and accompanying Outline Development Plan are consistent with the goals and policies of the City guiding documents including the Neighborhood Revitalization Strategy, Envision Wheat Ridge and the I- 70 /Kipling Urban Renewal Plan. Staff further concludes that the proposed consolidated zoning will facilitate new development areas. Because the proposed zoning and ODP meet the criteria used to evaluate a zone change, a recommendation of approval is given for Case No. WZ -14 -09 with the conditions listed below. IX. SUGGESTED MOTIONS: Option A: "I move to recommend APPROVAL of Case No. WZ- 14 -09, a request for a zone change from Commercial -One, Restricted Commercial and Neighborhood Commercial to Planned Commercial Development (PCD) zoning and an Outline Development Plan (ODP), on property located in the Applewood Village Shopping Center addressed generally as 3400 Youngfield Street for the following reasons: 1. The proposal is consistent with the City's guiding documents including the Neighborhood Revitalization Strategy, Envision Wheat Ridge and the I- 70/Kipling Urban Renewal Plan. 2. The new zoning and ODP will facilitate redevelopment of certain areas in the Applewood Shopping Center. 3. The proposal meets the zone change criteria. 4. All requirements for an Outline Development Plan have been met. With the following conditions: 1. A note be added that bicycle parking should be consistent with Section 26- 501.E.4. of the zoning and development code. 2. Language be added to the plan that development in the southeast corner of the area include consideration for upgraded vertical landscaping, reduction of lighting at night and hours of operation limitations. 3. Public Works' recommended language be included on Sheet 2 of the ODP document. 4. A signature block for the Economic Development Manager must be included on the face of the ODP document as the City will be a cooperating property owner. Option B: "I move to recommend DENIAL of Case No. WZ- 14 -09, a request for a zone change from Commercial -One, Restricted Commercial and Neighborhood Commercial to Planned Commercial Development (PCD) zoning and an Outline Development Plan (ODP), on property located in the Applewood Village Shopping Center addressed generally as 3400 Youngfield Street for the following reasons: 1. 2. 3. Planning Commission 13 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 1, Aerial Photo Planning Commission 14 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 2 Letter of Request 8480 Gant Oichard Road P 303 300 6300 Suite 6900 F 303 691 6806 CfeenwCWA Village, CO 80111 Regenevicenters com Regency Centers. Written request and description of proposal: September 12, 2014 Regency Centers is the applicant for the proposed Applewood Village Shopping Center ODP Amendment #9. The intent of the proposed Amendment is for Regency to consolidate our land holdings at Applewood Village Shopping Center into a single unified zone district, Planned Commercial Development (PCD). The bulk of Applewood Village Shopping Center is currently zoned PCD. This rezoning will change a C -I zoned area at the southwest comer of the property and an R -C and N -C area at the southeast corner of the property to PCD like the remainder of the Shopping Center. The proposed rezoning is necessary to prepare for improvements to a few parcels at the southeast comer of the shopping center which currently house the vacant Old Chicago restaurant, the small buildinq with the haircutter and gun shnfl, and the two vacant lots south of these buildings adidcerit to 32nd Avenue. The rezoning is the first step in allowing Regency Centers to commence the demolition of these vacant buildings which have become an eyesore. Upon completion of the demolition we plan to construct a regional Storm wdler detentlon and water quality facility and a fuel center associated with King Soopers. Zone Change Review Criteria from Section 26 -303.D of the Municipal Code: 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 change of zone is a consolidation of the Applewood Village Shopping Center into a single unified zone district, Planned Commercial Development (PCD). This consolidation will also allow the approved PCD uses in the southeast and southwest corner or the property. Applewood Village is d wbldnl /`19181131 fEbd center designed to serve its patrons with an array of products and services. Including the southeast corner in the same zone distract does not adversely affect the surrounding area 2. The development proposed on the subject property is not feasible under any other zone distract, and would require an unreasonable number of variances or waivers and conditions. - Consolidating the southeast and southwest property into the PCD zone district is the correct entitlement approach for the City and the owner. This approach cleans up a confusing zoning diagram for the entire shopping center which will create consistency and eliminate management confusion. To allow the proposed fuel center by a different entitlement method would require variances and waivers if it is even possible by that approach. Planning Commission 15 WZ- 14- 9 /Applewood Village Shopping Center 3. Adequate tnfrastructure/faciltties 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. - Currently buildings exist on the property where new development is proposed therefore adequate infrastructure and utilities already serve the property to allow this change of zone. If it is determined additional improvements are required for the new development to function we will work with the City on the design and implementation of those improvements. For example we are proposing to construct a detention and water quality facility which currently does not exist. This addition will improve current storm water runoff conditions. At least one 0) of the following conditions exists: a. The change of zone is in conformance, or will bnng the property into conformance with, the City of Wheat Ridge comprehensive plan goals, objectves and policies, and other city - approved policies or plans for the area. Regency has recently acquired or is in the process of acquiring different properties within the Applewood Village Shopping Center. Therefore Regency is consolidating our land ownership into one unified development and zone district, It is an objective of the City to create more attractive, connected and economically viable developments within the City, consolidation of this property allows for this to occur. Additionally it is our goal as well as the cities to create a comprehensive sign program which will be possible when the property is consolidated. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Not Applicable. c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. There are existing buildings on the property that are currently underutilized, vacant, dilapidated or in disrepair. The proposed rezoning allows Regency to clean -up these buildings. This is already evidenced by the razing of the old gas station and shop building at the northeast corner of 32 r '' and Youngfield. d. The proposed rezoning is necessary in order to provide for a community need that was not antippated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The rezoning of the southeast corner of the property will allow for a fueling station. A fueling station previously existed elsewhere on the property so we are reintroducing a community need which will have better access and will be more appealing to today's customer. Planning Commission 16 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 3, Zoning Map Planning Commission 7 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 4, Zone change parcels Planning Commission 18 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 5, ODP document Planning Commission 19 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 6, Neighborhood Meeting Notes NEIGHBORHOOD MEETING NOTES Meeting Date: August 5, 2014 Attending Staff: Meredith Reckert, Senior Planner Location of Meeting: Ridgeview Baptist Church 3810 Youngfield Wheat Ridge, CO 80033 Property Address: Applewood Village Shopping Center extending from W. 32 " Avenue north to 38`" Avenue and generally bounded by Youngfield on the west Property Owner(s): US Retail Partners, LLC P.O. Box 790830 San Antonio, TX 78279 Property Owner(s) Present? No Applicant: Eric Chekal, Regency Centers 8480 E. Orchard Rd, Suite 6900 Greenwood Village, CO 80111 Phone: 303 - 300 -5335 Email: EricChekal(d,RepencyCenters.com Existing Zoning: Planned Commercial Development, Commercial -One, Neighborhood Commercial and Restricted Commercial Existing Comp. Plan: Primary Commercial Corridor, Community Commercial Center, Mixed -Use Commercial Existing Site Conditions: The Applewood Shopping Center is comprised of approximately 35 acres in the western quadrant of the City of Wheat Ridge, adjacent to a portion of the I -70 corridor. The shopping center is bordered by West 38`" Avenue to the north, a mix of residential neighborhoods to the east, West 32 " to the south, and Youngfield Street to the west. The properties in the shopping center have mixed zoning with Restricted Commercial (R -C), Neighborhood Commercial (N -C), Commercial -One (C -1) and Planned Commercial Development (PCD). Planning Commission 20 WZ- 14- 9 /Applewood Village Shopping Center The initial proposal is to consolidate zoning on the property and eventual construction of a King Soopers fueling center in the southeast corner of the Applewood Shopping Center. Other proposed development will include a Wells Fargo drive - through facility for the existing bank building completed in 2011. Access to the site is from an internal drive to the south onto West 32 nd Avenue which runs north to West 38` Avenue. Existing on the fuel station development site is an 18,750 square foot office building. A significant change in elevation exists on the southeastern portion of the site. There is an 18 -foot drop in elevation from the southern section of the proposed site to West 32 nd Avenue. From the neighborhood to the east to the proposed site is a 12 -foot change in elevation. This change in elevation creates a significant visibility to the site from both West 38` Avenue and the neighborhood to the east. Included in the development is a 5' wide strip of land on the northern side of the existing parking lot along 32 nd Avenue. This property will be rezoned and incorporated into the PCD as well. The site for the Wells Fargo drive - through has a vacant restaurant building which will be demolished. Applicant/Owner Preliminary Proposal: The initial application will be to rezone and consolidate the new ownership parcels into the overall PCD. A zone change and Outline Development Plan will be required first. Once this occurs, the applicant can proceed with Specific Development Plans and a plat. The following is a summary of the neighborhood meeting: • In addition to staff and the applicant, 40 members of the public attended the neighborhood meeting. • Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezoning request. • The applicant explained the reason for the zoning change and the proposed redevelopment of the southern portion of the site to accommodate the new fueling station and proposed plans for the Wells Fargo drive - through. • The members of the public were informed of the process for a zone change. • The members of the public were informed of their opportunity to make comments during the process and at the public hearings. The following issues were discussed regarding the zone change request and proposed development: Why not build the new gas facility at the hard corner of 32 nd and Youngfield where the gas station was demolished? That corner has limited access with only a right -in turn from 32 " Avenue and a right -out onto Youngfield. King Soopers thinks that it is too far away from the main store. In addition, the shopping center owner would like to build something more attractive with upgraded architecture than a gas station on that corner. • Traffic is proposed to access the fueling station from the major interior drive which extends Planning Commission 21 WZ- 14- 9 /Applewood Village Shopping Center north from 32 along the front facades of the Noodles building and north. How will traffic exit the site? Traffic can either turn right to go north or left to go south to 32 Avenue. Avenue. • A left turn at the 32 " Avenue exit from the shopping center is already difficult. Will there be a traffic signal installed at the entrance to the center from 32 Avenue? No. A signal at this location would be too close to Youngfield and the entrance is offset from the street to the south. • Why doesn't the owner demolish the vacant Wells Fargo building at 12600 W. 32 Avenue and build the fueling station there? The center owner is hoping to re- tenant that building or redevelop the site. • It was suggested by one of the attendees that traffic in the shopping center should be one -way. The access onto 32 Avenue could be one -way in and the access at 38` Avenue could be made one -way out. • It was also noted that the alley running behind the center is used for loading but there is additional traffic using it including pedestrians and bicycles in addition to large vehicles at the loading docks. It was suggested that the loading area behind the center be designated as one way. • Will the barbershop building be demolished and will they be relocated into the shopping center? Yes, the existing barber shop building will be demolished. The owner can discuss relocation in the shopping center with the Regency leasing team. • What type of protectionibuffering will be provided to the neighborhood to the east? Plans will include a large amount of upright landscaping around the new detention pond to provide a visual buffer for the neighborhood to the east. • What kind of measures will be made to address sustainability? The redevelopment proposals will increase the amount of landscaping on the site. Currently there are no provisions for water quality or detention and the proposed pond will help with that. • Will there be any impact on ground water levels? No soil drillings have been performed yet • Why can't the old Holly West building be used for the fueling station? The property is not the right size and is already planned to be redeveloped into the Wells Fargo drive through. Several comments were made as to understanding the necessity of the King Soopers fueling station; however, there was concern expressed about the proposed location and the impact on the neighborhood to the east. One attendee commented that new development is in the shopping center should be an improvement over what is currently there'll Staff received one written comment prior to the neighborhood meeting. The letter is attached. Planning Commission 22 WZ- 14- 9 /Applewood Village Shopping Center Regency Centers � !- 3p —I 8480 East Orchard Road, suite 6900 Greenwood Village, CO 80111 Thank you for sending us the "Notice of Neighborhood Meeting" We do plan to attend. It seems that from the discussion items there might be some concrete work done. Therefore I need to make you aware that the alley that is supposed to serve as an overflow drain has a problem. The concrete east curbing that is supposed to act as a barrier has been compromised, probably by big trucks crushing the concrete. The concrete. especially in low places, has cracks even down to the rebar and allows water to seep into the yards to the east sometimes causing flooding_ This has been a problem for the last several years but with the possibility of rain in the forecast it is more imminent now. Hopefully you can take this into account in your planning and fix the problem. Thank you for the opportunity to voice my concern. Sincerely: Glenn E, Billing Cc City of Wheat Ridge, Community Development Department, 7500 West 29' Avenue. Wheat Ridge, Colorado 80033 Planning Commission 23 WZ- 14- 9 /Applewood Village Shopping Center Exhibit 7, Sign -Up Sheets A W N 1A Planning Commission 24 WZ- 14- 9 /Applewood Village Shopping Center O Z d A - M y r► 7 CL 1 0 0 � .� o 0 M 10 °.M o 0 - 3 f °o zn M c w w 3 n- a ?_ D w a m 3v� 14 < v'( CL 0 m �. a p, - r� r } d Z0 o o .0 3c� Q3 0 0 M 13 t� 1 3 o 4) c c TO = c. 0 c� �n ID o M 9M n � z �v v A O 1A Planning Commission 24 WZ- 14- 9 /Applewood Village Shopping Center 1 Y' 1 � t �4 y �a f y W N —, tv t F a 4 D �� .I 1n� rn Z �o s CL �' o O ZD M c tD a 3 0 �v , O t� O 'tea Z ^ N C CD O � a �► M -u - Q, `� 4 O 3 O a' `c '► to3 O - 0- n rn t 1 Y' 1 � t �4 y �a f y N tv J F a 4 D �� .I O tD � a� rn 1 �o s CL �' o N tv _19 N �. O tD � a� �o s CL �' o O ZD M c 0 _� n�' a 3 0 CD w tp , O t� O 'tea Z ^ N C CD O � a �► M -u - Q, `� 4 O 3 O a' `c '► to3 O - 0- n rn t v3 �3 0� zM 0 D Q 9 Planning Commission 22 5 WZ- 14- 9 /Applewood Village Shopping Center rn i j o � oo v m cn IJ `1 " Ih ti C �l r Planning Commission 27 WZ- 14- 9 /Applewood Village Shopping Center Planning Commission 29 WZ- 14- 9 /Applewood Village Shopping Center z (� cX t� L- y C� CL ,. 0 0 .� o = 3� 3 fu a W a M > D 3 tp < o P-01 N � m m �. a a A) } z v� 0 (D ? 0 0 a M A ? 3 0 3 l .r 3 M o>, 3 o co — � CL n 03 � ro 0 0 M z n 0 O � r) A + O C Planning Commission 29 WZ- 14- 9 /Applewood Village Shopping Center -A r _. i -A (0 0 00 1 11 0) C CJ1 s w� W y J Planning Commission 30 WZ- 14- 9 /Applewood Village Shopping Center APPLEWOOD VILLAGE SHOPPING CENTER - AMENDMENT #9 OUTLINE DEVELOPMENT PLAN PURPOSE FOR AMENDMENT THIS AMENDMENT IS FOR 1, EXPANDING THE BOUNDARY OF THE PLAN 80 AS TO RF20NE AND INCLUDE ADDFDONAL PARCELS PnV*UELY ZONED N,C, RC AND C-1 AS SHOWN IN THE KEY MAP BELOW. 2, PROVIDING GENERAL. GUIDELINES AND PARAMETERS FOR NEW REVEL NT AND RE-DEVELOPMENT IN THE SHOPPING CENTER KEY MAP -4- Ov"WIT S CERTIFICATE The bektw K..d O w n a40 W WEAN 40"POW aWV-) #*,W d. hateby " thd ft PIPPOlfY WWY d—ft-d hm*Ix wm be AS A P4mwd DOONWPOIt .0.7dance wfth 0. —W 11 ft. Pb,,, And As OW odwm" to revq tred by low. i (") NFUOK mov'L. Ow ft anNIIw -f It -wriv I. PIannw COYwop"m MCI Opwav* of wa ww" d—bP—Pt CAM dws w a"A, A —W POPOITY 'w- v"wd w0wTv dwa my my aw&I and A� P—.,v 0, W. M.0 SaSm 2&121 of the Wheat RxKS, Code Of La- U `N0,'O Palnm, LLC Stawafc.waft ) INS P. op' K� was cKwOdpd COCA, — It,. _ of XD, 2E wm— mY how MIA aff.4I wCO, My ffmffiflm� PLANNWG COMMISSiON CERTIFICATION R dad fm &w*Yw I"— st Vft—t RxMe PL,—,V COUNTY CLERK AND RECORDERS CERTIFICATE Slaw O9 ) )BE C—Ity of jeffematI t I hwaby COOKY that WIN CIA. w" %ad F, ft Offim of Ow Cw* Clank mid RecoMe, of 3effaCxx,, Owaly at C'W' OWWIV St ___V'dAQk _rMl - ft. — day0 -- , — AU,fC Book Pap_ A-WUAC N.— JEFFERSON COUNTY CLERK AM RECORDER By, —,-- fh .... ;W -- P " A,RA: EACH REQUIRED SPECIFIC DEVELOPMENT PLAN (SDP) tlS 70 MEET CtR EXCEEQ THE MINIMUM LANDSCAPE REOWREMENTS OF THIS OOP MUM& TRASH ENCLOSURES MATCH PRIMARY BUILDING MATERIALS ROOF EQUIPMENT: SCREENED WITH PARAPETS GROUND MOUNTED EOUPMP NT: SCREENED WITH LANDSCAPING OR FENCING. LOADING AREAS: SCREENED WITH LANDSCAPING OR BUILDING ELEMENTS AT THE OWNER'S OISORETiON, I 0 v *1 ff m - m w—A L-1 - 1 a VEST 32N AVENUE W - ---- -------- Gt ku A KEY MAP -4- Ov"WIT S CERTIFICATE The bektw K..d O w n a40 W WEAN 40"POW aWV-) #*,W d. hateby " thd ft PIPPOlfY WWY d—ft-d hm*Ix wm be AS A P4mwd DOONWPOIt .0.7dance wfth 0. —W 11 ft. Pb,,, And As OW odwm" to revq tred by low. i (") NFUOK mov'L. Ow ft anNIIw -f It -wriv I. PIannw COYwop"m MCI Opwav* of wa ww" d—bP—Pt CAM dws w a"A, A —W POPOITY 'w- v"wd w0wTv dwa my my aw&I and A� P—.,v 0, W. M.0 SaSm 2&121 of the Wheat RxKS, Code Of La- U `N0,'O Palnm, LLC Stawafc.waft ) INS P. op' K� was cKwOdpd COCA, — It,. _ of XD, 2E wm— mY how MIA aff.4I wCO, My ffmffiflm� PLANNWG COMMISSiON CERTIFICATION R dad fm &w*Yw I"— st Vft—t RxMe PL,—,V COUNTY CLERK AND RECORDERS CERTIFICATE Slaw O9 ) )BE C—Ity of jeffematI t I hwaby COOKY that WIN CIA. w" %ad F, ft Offim of Ow Cw* Clank mid RecoMe, of 3effaCxx,, Owaly at C'W' OWWIV St ___V'dAQk _rMl - ft. — day0 -- , — AU,fC Book Pap_ A-WUAC N.— JEFFERSON COUNTY CLERK AM RECORDER By, —,-- fh .... ;W -- P " A,RA: EACH REQUIRED SPECIFIC DEVELOPMENT PLAN (SDP) tlS 70 MEET CtR EXCEEQ THE MINIMUM LANDSCAPE REOWREMENTS OF THIS OOP MUM& TRASH ENCLOSURES MATCH PRIMARY BUILDING MATERIALS ROOF EQUIPMENT: SCREENED WITH PARAPETS GROUND MOUNTED EOUPMP NT: SCREENED WITH LANDSCAPING OR FENCING. LOADING AREAS: SCREENED WITH LANDSCAPING OR BUILDING ELEMENTS AT THE OWNER'S OISORETiON, I 0 v *1 ff m - m w—A L-1 - 1 a L--AW I SITE DEVELOPMENT' STATISTICS MOMAMB&L " SITE AREA 1,436,304 SP - 32S7 ACRES B. GROSS BUILDING AREA 387,110 SF- 28:9% C LANDSCAPED AREA 14AE94 SF- 10 35% D. PARKING AREA, 907,472 SF 632% E. PARKING SPACE SUMMARY SPACES REQUIRED 1,60 (40 IWO SF SLOG) SPACES PROVIDED INO, ODES 56 ACCESSIBLE F. USES PERMITTED, ALL C-1 G. MAXIMUM BUILDING HEIGHT - SW GENERAL NOTES: fflmmm� �NT t X SITE AREA - 1,WS,152 SF s 34.654 ACRES B . GROSS BUILDING AREA 35% MAXIMUM MAXIMUM ALLOWED 626,803 SF- 3S% C LANDSCAPED AREA _ '10% MINIMUM MINIMUM REOLAREM 95"0,515 SFa 10% D. PARKING AREA - 55% MINIMUM E. PARKING SPACE SUMMARY SPACES REOVIRED • 4 CARS PER 1000 GROSS ST F USES PERMITTED ALL G..1 USES, MOTOR FUELING ORIVE,THROUGH RANKING FACILITIES. DRIVE THROUGH EATING ESTABLISHMENTS AND ITINERANT SALES PURSUANT TO SECTION 2"27 OF THE ZONING AND DEVELOPMENT CODE CASE HMTORY t SHEET Naos Design Group, LLC Kimley Hom 4949 SOUTH SYRACUSE ST ► . SUITE 460 •• 0 SOUTH BROADWAY SUITE 200 APPLEWOOD VILLAGE EXHIBIT 5 2 DENVER, COLORADO 80237 DENVER, COLORADO 80209 (p) 303,759,5777 (f) 72,3M4281 (p) 3 0 3.22813 00 SHOPPING CENTER &a www.naosdg.oDm wwwAimley-homoom PREPAF Reaenev Centers REVISION DATE: 10/14114 SCALE: 4 VEST 32N AVENUE W ku A FC L--AW I SITE DEVELOPMENT' STATISTICS MOMAMB&L " SITE AREA 1,436,304 SP - 32S7 ACRES B. GROSS BUILDING AREA 387,110 SF- 28:9% C LANDSCAPED AREA 14AE94 SF- 10 35% D. PARKING AREA, 907,472 SF 632% E. PARKING SPACE SUMMARY SPACES REQUIRED 1,60 (40 IWO SF SLOG) SPACES PROVIDED INO, ODES 56 ACCESSIBLE F. USES PERMITTED, ALL C-1 G. MAXIMUM BUILDING HEIGHT - SW GENERAL NOTES: fflmmm� �NT t X SITE AREA - 1,WS,152 SF s 34.654 ACRES B . GROSS BUILDING AREA 35% MAXIMUM MAXIMUM ALLOWED 626,803 SF- 3S% C LANDSCAPED AREA _ '10% MINIMUM MINIMUM REOLAREM 95"0,515 SFa 10% D. PARKING AREA - 55% MINIMUM E. PARKING SPACE SUMMARY SPACES REOVIRED • 4 CARS PER 1000 GROSS ST F USES PERMITTED ALL G..1 USES, MOTOR FUELING ORIVE,THROUGH RANKING FACILITIES. DRIVE THROUGH EATING ESTABLISHMENTS AND ITINERANT SALES PURSUANT TO SECTION 2"27 OF THE ZONING AND DEVELOPMENT CODE CASE HMTORY t SHEET Naos Design Group, LLC Kimley Hom 4949 SOUTH SYRACUSE ST ► . SUITE 460 •• 0 SOUTH BROADWAY SUITE 200 APPLEWOOD VILLAGE EXHIBIT 5 2 DENVER, COLORADO 80237 DENVER, COLORADO 80209 (p) 303,759,5777 (f) 72,3M4281 (p) 3 0 3.22813 00 SHOPPING CENTER &a www.naosdg.oDm wwwAimley-homoom PREPAF Reaenev Centers REVISION DATE: 10/14114 SCALE: 4 A. ALL FUTURE DEVELOPMENT MAY NOT BE LABELED rUTURE SOP AREA` BUT WILL STILL BE SUWECT TO S(TE GEM NT PLANS (SOPL F-OK41 Ot ZONED R-IA tt tt ACCESS DRIVE 1* 8 . 80 40 0 so SCALE I"- W Naos Design Group, LLC Kinaley Horn SOUTH SYRACUSE ST. SUITE 460 "s L EXJSTlNGSUILDWGSSH0WN HATCHED DENVER, COLORADO 80237 2, AREAS OF POSSIBLE DEVELOPMENT OR 4fago 4949 (P) 303.7595777 (0 720, 360 A281 RE- DEVELOPMENT ARE LABELED - FUTURE SOP wwwnaosdg.com ARE• 09112114 3, EXISTING IMPROVEMENTS PROPOSED TO BE REMOVED ARE SHOWN DASHED, ADMTK*M IMPROVEMENTS MAY ALSO BE REMOVED AND W&L BE IDENTIFIED IN FUTURE SITE DEVELOPMENT PLANS A. ALL FUTURE DEVELOPMENT MAY NOT BE LABELED rUTURE SOP AREA` BUT WILL STILL BE SUWECT TO S(TE GEM NT PLANS (SOPL F-OK41 Ot ZONED R-IA tt tt ACCESS DRIVE 1* 8 . 80 40 0 so SCALE I"- W Naos Design Group, LLC Kinaley Horn SOUTH SYRACUSE ST. SUITE 460 "s 990 SOUTH BROADWAY SUITE 200 DENVER, COLORADO 80237 DENVER, COLORADO $0209 4fago 4949 (P) 303.7595777 (0 720, 360 A281 (P) 3 0 1228.23 00 wwwnaosdg.com www.Ktmley-hom.com SHEET IN0. 2 of 2 PREPARED BY: NAOS DESIGN GROUP, LLC SCALE: AS SHOWN *JOB#: 2010011 a ISSUE DATE: 09112114 �77 7 �-- ---- -------- - — — — — — — — — — — — - - - — — — — — — — — — — — — — — — — — — — — — — — — — — ---------------- Uj tu w rn as Fin 0 Uj 1-70 INTERSTATE HWY 4 11 1� 4V City of h6,atP *d COMMUNiTy DEVELOPMENT Memorandum TO: Planning Commission FROM: Lauren Mikulak. Senior Planner DATE: October 30, 2014 (for November 6 public hearing) SUBJECT: 'three -Mile Plan B(ickground Enclosed is the 2014 update of the City of Wheat Ridge Three -Mile Plan. Colorado state statutes require municipalities to adopt a Three-Mile Plan on an annual basis. The plan provides a general description of unincorporated land within three miles of the City boundary which may be eligible for annexation. It does not assume annexation, but recognizes existing conditions and applicable planning documents that would need to be considered in the event annexation is considered in the future. The requirement for and put-pose ofthe Three-Mile Plan are further described in the introduction of the document. The plan is adopted as an amendment to the Wheat Ridge Comprehensive Plan, Envision 14 Rielge. A recommended motion is provided below and a resolution is attached. Done and resolved this day of 2014. ATTEST: Chair, Planning Commission Secretary to the Phinning Commission City of Wheat Ridge Three-Mile Plan 2014 Update This docurnent constitutes the Three -Mile Plan for the City of Wheat Ridge as required by and in conformance with Section 31-12-105(l)(e) of the Colorado Revised Statutes (C.R.S.). This document is adopted as an addendum to the City's Comprehensive Plan. I. Introduction Statutory Requirements In 1987. the Colorado legislature amended state statutes relating to municipal annexations. The change restricts annexations from extending a municipal boundary any more than three miles in any given year. State statutes also require that municipalities have in place a Three-Mile Plan that generally describes potential future growth within three miles of the municipal boundary. CKS 31-12-105(1)(e) defines the Three-Mile Plan as a document that gener(illj describes the proposed location, character, and extent of streets, subways, bridges, waterways, waterfronts, parkways, playgrounds, squares, parks. aviation fields, other public ways, grounds, open spaces, public utilities, and terminals for water, light, sanitation, transportation, and power to be provided by the municipality and the proposed land uses for the area. The Three-Mile Plan is required to be updated on an annual basis. , ummai:y of Ch(inges The Three-Mile Plan was last adopted by resolution of the Planning Commission on December 5, 2013. There are very few substantive changes in this year's document. The plan has been slightly reorganized for clarity, and it includes plans and capital improvements that have been completed in the last year. Case No, H'A444-01 , 7hree-A-file Plan 11. Three-Mile Boundary 'The three-mile boundary area is shown on Map I - The land areas described by this document include property in unincorporated Jefferson County within the three-mile boundary. The Plan does not include Adams County or incorporated land within Denver, Mountain View, Lakeside., Edgewater. Lakewood, Golden, Arvada or Westminster. C.R.S. 31-12-104 includes contiguity requirements for annexation. Certain areas of unincorporated Jefferson County are within three miles of the City, but they are not eligible for annexation because they do not meet contiguity requirements. For this reason, the primary focus of this plan is the unincorporated area to the west of the City boundary. In the following sections of this plan, the "three -mile area will refer to this area west of the City boundary. Existing Conditions 'The existing development in the three-mile area includes a variety of land uses. Map 2 shows an aerial view of the three-mile area closest to the Wheat Ridge municipal boundary. To the west of Ward Road there is a school, cemetery, and several residential neighborhoods. Immediately to the north of State Highway (SH) 58 are several industrial areas. "I"o the south of SH58 is the privately owned Applewood Golf Course as well as several ponds owned by Coors Brewing Company. A well-established residential neighborhood is located to the southwest, 111. Land Use Ciq of It'heal Ridge -- (" onq)rehen Sive Plan The City of Wheat Ridge most recently updated the comprehensive plan. Envision ff'hetit Rhdge. in 2009. This long-range planning document includes goals and policies that help direct development within the City. The comprehensive plan does not identify future land uses for any area outside of the municipal boundary. If any land within the three-mile area is proposed to be annexed in the future. annexation proposals would be evaluated against the City's comprehensive plan for compatibility with adjacent land use patterns. 1c / ,)i,rson ( I ount ' v Land (Ae Plans Jefferson County adopted a Comprehensive Master Plan in October 20131 which applies to all unincorporated areas. In addition, the County has divided unincorporated land into six subareas. Two different Subarea plans apply to the three-mile area: the North Plains Area Plan (adopted November 201 1) and the CenfralPlainsArea Plan (adopted September 201 1). Map 3shows the applicable Jefferson County subarea plans within the three-mile area. State Highway 58 and Clear Creek form the boundary between the North Plains and Central Plains planning areas. The County's subarea plans are intended to be used in conjunction with the County's master plan. Tile subarea plans include more specific policies and land use recommendations. If any land within the three-mile area is proposed to be annexed in the future, specific proposals should be reviewed with some consideration for these County-adopted plans. Case No, 11 Three-Mile Plan IV. Transportation and Services .4 doped Plans Jefferson County has several documents that guide transportation and infrastructure decisions in unincorporated areas. In addition to the North and Central Plains area plans, these include the .Je ,ferson (. Cony)rehensive 11iisler Plan (2013), the Afqjor Thoroug ,j?fare Plan (201 and the ( Transj)orlaflon Plan (2014). The Countyivide Transj.)ortation Plan includes bicycle and pedestrian elements, which complement the,Joftrson Counly Bicvele Plan and the rJql . ,�itrson Coitqy Pedesirian Plan each adopted in 2012. These plans provide direction on improvements related to bicycle and pedestrian connections in the unincorporated areas. These county documents are developed in coordination with the municipalities of Jefferson County and provide a Future vision for county roadways. These would be among the guiding documents in identifying transportation needs for any areas considered for annexation. The City of Wheat Ridge comprehensive plan includes a transportation element that also provides guidance in terms of roadways within and surrounding the City boundary. The City has also adopted a Biclycle and Pedestrian Alaver Plan, S'lreet Net'u The three-mile area is alreadv largely developed with a street grid. Major roadways in the three- mile area include W. 32 nd Avenue, W. 44"' Avenue, McIntyre Street, Indiana Street. Eldridge Street, Interstate-70, and State Highway 58. The interchange at W. 32 " " Avenue and 1-70 was recently improved which will greatly improve regional mobility in the City of Wheat Ridge and in the three-mile area. Future roadway infrastructure would need to be compatible with existing roadway networks and in consideration of the adopted plans. Bicj and Pedestrian Infi-eisiructure The primary off-street bike trail in the three-mile area is the Clear Creek Trail which extends from 1-70 to Golden. The primary on-street bike route is along W. 32 Avenue from 1-70 to Maple Grove Park. Bike facilities were recently enhanced at W`. 32 Avenue and Youngfield. V. Public Service and Utilities Fire protection, water, and sanitation districts serving the three-mile area include the following: • Fait Fire Protection District • West Metro Fire Protection District ("ase Na 11 Three-.A tit e Plan 3 • North Table Mountain Water and Sanitation District • Consolidated Mutual Water District F'uiure Service Provision The City would provide general governmental services and police protection for any areas annexed by Wheat Ridge. Because Wheat Ridge is not a full-service City, water, sanitation, and fire services would continue to be provided by existing special districts or through the formation of a new water, sanitation or metropolitan district, Developers are typically responsible for infrastructure costs. The Long's Peak Metropolitan District was formed to provide financing, construction. and maintenance of infrastructure west of Interstate-70. The Service Plan for the District sets out the services to be provided, which include streets, water, sanitary sewer, storm sewer, parks and recreation, parking, and fiber optic. The District is required to include within its boundaries any areas within its service area that are annexed by the City. Stormwater facilities would need to be provided by developers as required by City and the Urban Drainage and Flood Control District (UDFCD) standards. Facilities would need to conform to any drainage basin master plans prepared and adopted by UDFCD. V1. Parks and Open Space, Public parks and open space in the three-mile area are owned and managed by Jefferson County and the Prospect Recreation and Park District. An Intergovernmental Agreement (IGA) between the City of Wheat Ridge, Prospect Recreation and Park District, and the Long's Peak Metropolitan District addresses the boundaries and responsibilities of each district. In regards to parks, the ICS stipulates that the boundaries of the Prospect Recreation and Park District will not be affected by the formation of the Long's Peak Metropolitan District, by any future inclusions into the metro district, or by any future annexations of the City. The City's Parks and Recreation Xfasler Plan (2 fit} 6) does not make recommendations for the three-mile area. Ifannexation is considered in the future, parkland dedication would be required by the City's zoning and development code for all new residential subdivisions and development, ("ase Aa JIT'.4-14-01 Three-Aftle Plan CL 5 Q L a c � L d L c O U � E ro Q L N E N /a AU9Q 0 WIN= 17 1 � 10 m a m 3 � � s Q t ro J :6. N.1 r N D C7 .o � I R M O N N a 0 R a N N 0 c M 0 ,0 N 0 O m �CC G O � EL L O U C C L_ � 3 A (O C O CO 0 M .p -0 0 J O fU CO � L � � fD ? 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