HomeMy WebLinkAbout12/18/14City of
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PLANNING COMMISSION
AGENDA
December 18, 2014
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on December 18, 2014 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
Q141 Ridge, Call I Geyer, Public Information Qf
,ficer at 303-235-2826 at least one week in
advance ol'a meeting if jrou are interested in participating and need inclusion assistance.
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
A. ' Resolution 04-2014: Second Amendment to the Wadsworth Boulevard Corridor
Redevelopment Plan.
B. ' Case No. WZI 4-11: An application filed by Benjamin Kaplan for approval of a zone
change from Restricted Commercial (RC) to Mixed Use-Neighborhood (MU-N) for property
located at 4295 Harlan St.
8. OTHER ITEMS
9. ADJOURNMENT
*Agenda packets and minutes are available online at http://www. ci.wlieatridge-co.us/95/Plamiing-Coiniiiissiori
CALL 1141E MEETING TO ORDER
9
The meeting was called to order by Chair BRI
Chambers of the Municipal Building, 7500 W
ROLL CALL OF MEMBERS
Commission Members Present:
Donna Kim
Scott Ohm
Amanda W
monflumm
ME
at 6:25p m. in the City Council
tenue, Wheat Ridge, Colorado,
Bahl, City Attorney
Johnstone, Director of Community
Meredith Reckert, Senior Planner
Lauren Mikulak, Senior Planner
Sara White, Planner 11
Josh Botts, Planner I
Kim Waggoner, Recording Secretary
3. PLEDGE OF
4. APPROVE 0
M
THE AGENDA
It was moved by Commissioner OHM and seconded by Commissioner KIMSEY to
approve the order of the agenda. Motion carried 6-0.
5. APPROVAL OF MINUTES — November 20, 2014
It was moved by Commissioner OHM and seconded by Commissioner BUCKNAM
to approve the minutes of November 20, 2014, as written. Motion carried 4-0-2 with
Commissioners BUCKNAM and WEAVER abstaining.
Planning Coin in i ssion Minutes
December 4, 2014
C@
im
a
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.
TRAINING SESSION
A. Training Session with City Attorney & Staff
Mr. Dahl led a discussion regarding Planning Commission powers and duties. The
following topics were addressed: quasi-judicial actions, ex, paste contact, decision
making, taking testimony, making motions and exactions and conditions of approval.
B. Urban Renewal and Tax Increment Financing
Mr. Dahl briefly reviewed Urban Renewal and Tax Increment Financing (TI F) and the
role of Planning Commission, Mr. Dahl stated any case heard by Planning
Commission involving a TIF should have no bearing on the commissioners' vote. A
short discussion followed.
OTHER ITEMS
with commissioners for
sion and City Council.
Planning Commission Minutes
December 4, 2014
seconded by Commissioner DORSEY
:arried 6-0.
Kim Waggoner, Recording Secretary
-2--
Nib RENEWAL
WHEAT RIDGE
Progress Through Partnership
TO: Planning Commission
FROM: Steve Art, Urban Renewal Manager
RE: Review and adoption of Resolution No. 04 -2014 relating to the Second
Amendment to the Wadsworth Boulevard Corridor Redevelopment Plan
DATE: December 18, 2014
ITEM:
Review of the Second Amendment to the Wadsworth Boulevard Corridor Redevelopment Plan
(Second Amendment) and adoption of a resolution stating the Second Amendments general
adherence to the City's Comprehensive Plan, Envision Wheat Ridges as it relates to the
development of a site at the southwest corner of 38 Avenue and Wadsworth Boulevard.
PRIOR ACTION:
The Wadsworth Boulevard Corridor Redevelopment Plan was adopted by City Council in
October 22, 2001 by Resolution 26 -2001.
The first amendment to the plan added to the urban renewal area that area on the west side of
Upham Street from the 3900 block to and including the 4200 block, plus the adjacent right of
way of Upham Street.
BACKGROUND:
The Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge (RWR) is considering
providing Tax Increment Financing (TIF) to the developer of a project at the southwest corner of
38 Avenue and Wadsworth Boulevard. The site currently is contains vacant structures which
previous housed the sales and operation spaces for the GoFord car dealership and raw land on the
southern end abutting 35 Avenue. The developer desires to demolish all the structures on the
property and proposes to construct new retail space along Wadsworth Boulevard and a town -
home development along 35 Street. The developer estimates they will invest approximately
$20 million into this project which has the potential to create well over 250 new jobs in Wheat
Ridge.
Because this is the implementation of TIF in the plan area legal counsel has determined the
enactment of TIF is considered a substantial modification of the Wadsworth Boulevard Corridor
Redevelopment Plan.
This Second Amendment requires that the Planning Commission review the Second Amendment
to assure it generally conforms to the City's Comprehensive Plan, Envision Wheat Ridge.
Colorado Redevelopment Statute C.R.S. § 31- 25- 107(2) states that the planning commission shall
submit its written recommendations with respect to the proposed urban renewal plan to the
governing body within thirty days after receipt of the plan for review. Upon receipt of the
7500 West 29 Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805 m%is.ci.w heatridge.coms
recommendations of the planning commission or, if no recommendations are received within said
thirty days, without such recommendations, the governing body may proceed with the hearing on
the proposed urban renewal plan.
CONFORMANCE TO COMPREHENSIVE PLAN:
The Comprehensive Plan Envision Wheat Ridge was adopted in October 2009 and contains many
elements this project will bring to the site, some of which are detailed below. The Planning
Commission is asked to review this memo and make a determination that this project complies to
the Comprehensive Plan.
(Excerpts Taken Verbatim — Elements bold and in red will be advanced by the subject project.)
Building on Previous Planning Efforts (Chapter 1 - Pages 2 and 3)
Wheat Ridge has a solid record of community participation and planning for the future. The
Envision Wheat Ridge Plan builds on these previous planning efforts.
The Plan update included review of these previous efforts and documents. Many of the goals,
policies, and ideas for the future in the previous planning efforts are still relevant, and are carried
forth in this plan. Some examples of overarching themes in this plan that are carried forth from
previous planning efforts include:
• Commit to quality development and redevelopment (from the 2000 Comprehensive
Plan);
• Preserve and enhance Wheat Ridge's Neighborhoods (2000 Comprehensive Plan);
• Continue to provide quality community services, parks, and open spaces (2000
Comprehensive Plan);
• Encourage alternative transportation opportunities and intergovernmental cooperation on
regional issues (2000 Comprehensive Plan);
• Focus on increasing housing options to attract a range of household types
(Neighborhood Revitalization Strategy);
• Prioritize the redevelopment of key commercial areas (Neighborhood Revitalization
Strategy);
• Enhance community character and gateways (Neighborhood Revitalization
Strategy);
• Promote transit- supportive development (Northwest Subarea Plan); and
• Develop a Town Center (Wadsworth Subarea Plan);
• Increase property maintenance and stability (Fruitdale Subarea Plan).
While this Plan embodies many of the ideas, goals, and policies established in previous plans,
there are some noteworthy new directions and slight changes in course presented in this plan.
These new directions resulted from community feedback, reaction to current trends and
conditions, and policy direction from elected and appointed officials. These new directions
include:
• Emphasis on sustainability (see Chapters 2 and 9);
• Strategic, not parcel - specific future land use plan (Structure Plan) (see Chapter 3);
• Relationship between land use and economics, including the market realities of
redevelopment (see Chapter 4); and
• Focus on transportation network connections and increasing multi -modal options
(see Chapter 7).
Key Values (Chapter 2 - Page 11)
The following six broad Key Values are the primary principles behind the Community Vision.
They describe the community's aspirations and organize the more specific policies into the
chapters of this Comprehensive Plan.
• Create a Resilient Local Economy Based on a Balanced Mix of Land Uses
• Promote Vibrant Neighborhoods and an Array of Housing Options
• Enhance Community Character and Accentuate Quality Design
• Increase Transportation Connections and Options
• Provide Quality Community Amenities, Services and Resources
• Ensure a Sustainable Future
Structure Plan - Foundations (Chapter 3 — Page 22)
Neighborhood Buffer (Along Wadsworth Boulevard) - Neighborhood Buffer Areas are
generally located at the "edges" of neighborhoods, and generally function as buffers between low
intensity residential areas and higher intensity commercial corridors and uses. Because of their
close proximity to the city's primary commercial corridors, potential for assemblage, and
underutilized nature of many of these properties, these areas will continue to transition from a
mix of residential (both single and multi - family) and small -scale commercial uses
traditional to areas with higher intensity office, and commercial uses. Over
time, the City aims to improve the appearance, mix of uses, property values, and overall
vitality of these areas. Most Neighborhood Buffer Areas correspond with designated Urban
Renewal areas, and will develop in accordance with adopted Urban Renewal plans as
applicable.
Structure Plan - Corridors and Gateways (Chapter 3 — Page 24)
All Primary Corridors - The corridors generally run north south along arterials. The properties
along the corridors (between centers) will contain a broad mix of activities. They will
accommodate multiple transportation modes and exemplify high quality urban design and
appearance (over time).
Primary Commercial Corridor (Wadsworth Boulevard) - Wadsworth Boulevard is the major
north -south route through Wheat Ridge, connecting the city to its neighbors (Arvada and
Lakewood). It is also the city's principal commercial corridor and a key target area for
redevelopment. In the future, the Citv, will focus on retaining existing businesses and
improving the appearance and function of the corridor, including landscaping, trees,
signage, and architecture. Wheat Ridge will also work with partners and focus on
assembling and redeveloping outdated and underutilized properties primarily from 35 ` h to
44' Avenues. In these locations, the City will encourage development of a mixed -use Town
Center that incorporates commercial and office uses, along with civic functions such as a
library and /or City offices. The area will feature buildings close to the street with parking
behind, higher intensities with high quality design and setbacks, outdoor gathering spaces
such as patios and foundations, and a mix of uses, including multi - family housing (as lofts
or part of the mix). Buildings adjacent to residential areas will transition down in height. The
City will also improve bicycle and pedestrian connections along routes parallel to
Wadsworth. (Also see the Wadsworth Corridor Subarea Plan).
Economy and Land Use (Chapter 4 — Pages 36 - 45)
Promoting new and expanding employment areas will help provide local jobs and re- circulate
dollars in the local economy. Emphasis on retention and reinvestment in commercial areas
will ensure that residents have convenient local locations to shop, in addition to generating
retail sales tax to maintain City services.
Goal ELU 1: Make Wheat Ridge a "community of choice" in which to live, work, shop, and
recreate.
Goal ELU2: Attract quality retail development and actively retain existing retailers to
locate in Wheat Ridge.
Goal ELU3: Retain and diversify local employment.
Goal ELU4: Increase the diversity of land uses.
Goal ELU5: Revitalize key redevelopment areas.
Goal ELU6: Establish community activity centers and a Town Center.
Goal ELU2 — Actively retain existing retailers and attract quality retail development. Wheat
Ridge will proactively work with existing quality retailers to remain and thrive in Wheat Ridge,
and encourage new businesses, particularly those that provide healthy and high quality
products and services to locate in Wheat Ridge. In addition, the City will plan for future
regional retail, community commercial, and neighborhood commercial centers and promote
opportunities for niche and specialty businesses and districts.
ELU 2.3 — Rehabilitate Underutilized Retail Spaces
Coordination and partnership between the City, economic development partners, and the
development community to improve the appearance and function of outdated and
inefficient retail spaces will re- energize the community's primary corridors and key
activity centers.
A. Guide rehabilitation by establishing vision and desired character for corridors and
centers;
B. Encourage land assemblage and denser nodes of development within activity
centers;
C. Partner with area economic development organizations; and
D. Continue to work with local property owners on identifying opportunities for facade and
landscaping improvements and upgrades; and
E. Identify community needs and opportunities to capture retail leakage.
Goal ELU3: Retain and diversify local employment.
Wheat Ridge will foster a business climate that encourages expansion or creation of
employment opportunities. Particular emphasis will be placed on growing the community's
existing health care industry, redevelopment of the area surrounding the future FasTracks Gold
Line Transit Station, and allowing secondary employment opportunities in the Crossing at Clear
Creek Regional Commercial Center area. This business climate will require the retention of
industrially zoned lands, and will place emphasis on new, high - quality employment opportunities
in growing fields such as clean energy and biotechnology.
ELU 3.2 — Generate New Primary Employment
The City, in partnership with economic development and other business organizations, will
recruit new primary employers to locate in Wheat Ridge, in order to provide quality
for the community's large residential base, and to draw employees into the city a daily
basis.
Strategies:
A. Market development sites within Enterprise Zone and Urban Renewal Authority
areas;
B. Target medical - related facilities and supporting services to complement the Exempla
Lutheran hospital, and clean energy and biotechnology companies to locate in the T.O.D. area;
C. Work on a package of appropriate incentives and establish the criteria by which these
incentives can be used.
Goal ELU4 — Increase the diversity of land uses.
Wheat Ridge will work to ensure that the limited future development and redevelopment
areas provide increased opportunities for employment, retail, and commercial services,
along with new housing options, to achieve a sustainable and balanced mix of land uses for
the community.
Policies:
ELU 4.1— Efficient Use of Limited Land
Because of the limited amount of land available for new development, the City will require
efficient use of newly developing and redeveloping areas by promoting higher - intensity
development. Priority areas for new development include the Crossing at Clear Creek site west
of I -70 and the future T.O.D. area north of 1 -70 near Ward Road.
Strategies:
A. Emphasize mixed -use development in developing and redeveloping areas;
B. Develop a new mixed -use zoning district and associated land use regulations;
C. Prioritize areas for future subarea and corridor plans and potential overlay districts
to identify opportunities for property assemblage and efficient use of land;
D. Promote shared parking or enact maximum parking standards for certain uses or near the
future transit station; and
E. Seek to remove height and density limitations from the City Charter in targeted
development and redevelopment locations and examine /rezone those areas as necessary to
achieve goals.
Goal ELUS — Revitalize key redevelopment areas.
Wheat Ridge will target areas with immediate redevelopment needs with efforts that
support and promote investment and quality design. Emphasize high quality development
that projects a positive image for the community and enhances the surrounding context.
Policies:
ELU 5.1 — Infill and Redevelopment
Many properties along Wheat Ridge's primary corridors and in activity centers are dated
and underutilized. The City will work with partners and private developers to promote
infill and redevelopment in key areas shown on the Structure Plan.
Strategies:
A. Provide financing tools and incentives (such as Tax Increment Financing in Urban
Renewal Areas and Enterprise Zone tax credits) to jump -start redevelopment in
underutilized areas;
B. Identify areas with potential for property assemblage (through future subarea and
corridor plans) and provide assistance with assemblage;
C. Actively pursue grants and technical assistance in determining the existence of
brownfields at key redevelopment locations;
D. Coordinate with all interested parties (property owners, adjacent property owners, and
City) to plan and define the vision for future development on infill sites,
E. Identify areas for future overlay districts; and
F. Enter public - private partnerships (between City government, developers, financial
institutions, nonprofit organizations, and neighborhood organizations) to increase
cooperation and development success.
ELU 5.2 - High Quality, Redevelopment
The Cite will require high quality urban design for all future infill and redevelopment, in
order to ensure compatibility with surrounding neighborhoods, and to improve the overall
appearance of the community's primary corridors and activity centers.
Strategies:
A. Assist with property assemblage to promote well- coordinated, complete areas for
redevelopment (not piecemeal properties);
B. Develop a new mixed -use zoning district to assure high - quality mixed -use
development; and
C. Identify areas for future subarea and corridor plans, and potential thematic -based overlay
districts (to establish guidelines and standards to address suitable design and scale, variety and
visual interest, and appropriate materials specific to each subarea or corridor).
Neighborhoods and Housing (Chapter 5 — Page 51)
Neighborhood Buffer Areas present opportunities for image improvements, new housing
types, and small -scale infill and redevelopment. Future efforts will aim to make these areas
vibrant, desirable locations that feature a mix of uses to buffer neighborhoods from
adjacent primary corridors.
Goal NH2 — Increase Housing Options
The City will work with private developers and Wheat Ridge 2020 to increase the diversity
of the community's housing supply to attract new household types and meet the changing
needs of the community's residents.
NH 2.1 — New Housing Types
The City will direct the development of new housing types such as townhomes, condos /lofts,
and senior living units (especially in Neighborhood Revitalization, Neighborhood Buffer
and other mixed -use areas) to meet market demand.
Strategies:
A. Revise zoning requirements to require new residential and/or mixed -use developments
to provide a range of housing options (including price points and/or dwelling unit types) to
meet the changing needs of existing and future residents;
B. Promote traditional neighborhood development with a variety of housing types (possibly
including accessory dwelling units, multi - family, and senior housing units) as a component
of infill/redevelopment sites.
NH 3.1 — Promote Strong Households
The City will work with Wheat Ridge 2020, private developers and other groups to
promote home ownership and to attract and retain "strong households" (per NRS
recommendations).
Strategies:
A. Provide relocation information to families and explore offering incentives to capture
homebuyers;
B. Coordinate with Wheat Ridge 2020, private developers, and other groups to develop new
housing types to accommodate a range of household types; and
C. Develop and offer homeowner programs or classes.
Goal NH4 — Stimulate Investment and Redevelopment in Neighborhood Buffer Areas.
The City, in collaboration with economic development partners, and other neighborhood
and business organizations, will improve the appearance of Neighborhood Buffer Areas (as
defined on the Structure Plan), by updating and rehabilitating multi - family properties, and
encouraging appropriate redevelopment and small- Policies:
NH 4.1 — Enhance Neighborhood Buffer Areas
The City will coordinate and partner economic development partners, neighborhood
groups, and private developers to initiate investment and redevelopment efforts in
Neighborhood Buffer Areas.
Strategies:
A. Coordinate revitalization efforts with established Urban Renewal Authority areas
and plans;
B. Enter public /private partnerships to improve or redevelop outdated multi - family
properties; and
C. Encourage and facilitate property assemblage to accommodate new small -scale
mixed -use developments to provide transition between primary corridors and residential
neighborhoods.
Relationship to the Community Vision and Structure Plan (Chapter 6 — Pages 60, 62, 63)
The community character and design goals and policies contained in this chapter aim to establish
community identity to make Wheat Ridge a desirable place to reside and visit. They also aim to
ensure that new development and redevelopment features high quality urban design and
complements nearby uses. The City of Wheat Ridge is expected to lead the community in such
design efforts, to set the tone for future private investment.
Goal CC 1: Create recognizable gateways and Corridors.
Goal CC2: The City of Wheat Ridge will lead the community in quality design.
Goal CC3: Ensure quality design for development and redevelopment.
Goal CC2 — The City of Wheat Ridge will lead the community in quality design.
The City of Wheat Ridge will lead by example by committing to quality, energy efficient
buildings and facilities.
Policies:
CC 2.1 — Public Facility Design
When updating existing facilities or constructing new public facilities or spaces, the City of
Wheat Ridge will meet or exceed established design and character requirements to set the
tone for future private development efforts.
Goal CC3 — Ensure quality design for development and redevelopment.
Wheat Ridge will promote a high standard of design for development and redevelopment
projects, and ensure that infill development is of high quality and meets the intent of the
Structure Plan.
Policies:
CC 3.1— High Quality Development
The City will require new development and redevelopment to exemplify high quality urban
design to enhance Wheat Ridge's character.
Quality commercial and mixed -use developments feature:
• Interesting details (such as windows, awnings, and cornices) designed to a human
scale
• High quality and durable materials (such as masonry and stone)
• Complementary signage
• Streetscape and parking lot landscaping
• Buffers and screens to minimize impacts to neighbors
• Screened storage and service areas
• Pedestrian - oriented design
• Gathering spaces
• Connections to other properties and roadways
Relationship to the Community Vision and Structure Plan (Chapter 7 — Pages 67, 79 - 83)
The transportation goals and policies contained in this chapter aim to increase mobility and
convenience for Wheat Ridge residents, and to increase efficiency and function of the local and
regional transportation system. As shown on the Structure Plan, primary corridors are key areas
of emphasis in the community. Not only are the future land uses important along these corridors,
but so are the transportation options provided. Improved pedestrian and bicycle connections
from neighborhoods (shown as "neighborhood portals" on the Structure Plan) to the
primary corridors and activity centers will reduce dependence on personal automobiles for
short trips and will enable residents of all ages to safely access community services.
Goal T 1: Provide an integrated transportation system to address all modes of travel
and future funding priorities.
Goal T 2: Increase intergovernmental cooperation on regional transportation issues.
Goal T 3: Increase transportation efficiency and options.
Goal T 4: Improve coordination between transportation improvements and future land
use decisions.
Road Capacity and Safety ( "Complete Streets ") - Wadsworth Boulevard - Major regional
vehicular travel corridors with heavy travel volumes, routine traffic congestion, and pedestrian
and bicycle safety issues will benefit from improvements to increase road capacity and safety for
all transportation modes. Improvements might include driveway consolidation, modified cross -
sections, and enhanced streetscaping.
Goal T 1 — Provide an integrated transportation system to address all modes of travel and
future funding priorities.
Wheat Ridge will accommodate all modes of travel including motorists, pedestrians,
bicycles, and transit riders.
T 1.1 — Targeted Improvement Areas
The City will focus future investment for infrastructure improvements in targeted corridors and
intersections, as identified on the Transportation Structure Plan.
Strategies:
A. Institute transportation improvements as activity, centers and primary corridors
develop and redevelop;
B. Use the improvements shown on the Transportation Structure Plan to establish key areas
for each travel mode and capital improvement projects; and
C. Establish criteria to identify neighborhoods that are not targeted areas for street or
sidewalk enhancements.
T 1.3 — Complete Streets
The City will coordinate with Colorado Department of Transportation (CDOT) to establish
roadway design criteria that ensure safe, attractive, and comfortable access and travel for all
users (also commonly referred to as "complete streets ").
Strategies:
A. Develop new road cross sections for principal corridors that meet the needs of all modes
of transportation;
B. Review and revise development regulations to require new development to construct
or enhance segments of pedestrian and bicycle systems; and
C. Establish and require level of service standards for all travel modes.
D. Complete the Implementation Plan (Phase 2) of the Bike and Pedestrian Route Master
Plan.
Goal T 3 — Increase transportation efficiency and options.
Wheat Ridge will expand and enhance transportation efficiency and options, including
vehicular traffic, bus and rail transit, bicycling, and walking. Wheat Ridge will coordinate
with regional transportation agencies to reduce barriers that impede traffic flow and
promote safety.
T 3.1 — Reduced Traffic Congestion
The City will collaborate with regional partners, developers, and motorists to improve
traffic flow and traffic congestion in order to improve air quality and reduce vehicle hours
traveled.
Strategies:
A. Improve coordination of traffic signals on major corridors (work regionally with
DRCOG and CDOT);
B. Consolidate access points (on state highways) with development and redevelopment
projects; and
C. Develop and continue programs that promote carpooling and alternative mode commuting.
3.4 — Priority Pedestrian and Bicycle Improvements
The City, in conjunction with private developers, will work to prioritize and improve
necessary pedestrian and bicycle facilities shown on the Transportation Structure Plan and
Bicycle and Pedestrian Route Master Plan.
Goal T 4 - Improve coordination between transportation improvements and future land
use decisions.
Wheat Ridge will promote the development of transit- supportive growth patterns in major
transit corridors. Throughout the city, Wheat Ridge will focus on establishing a desired
image and function of the community's principal roadway corridors in relation to the
future land uses.
Policies:
T 4.1 — Land Use and Transportation Relationship
The City will stress the connected relationship between future land use and transportation,
and will decrease dependence on the personal automobile with coordinated land use and
transportation planning.
Strategies:
A. Improve pedestrian and bicycle connections between neighborhoods and activity
centers and corridors to reduce reliance on the automobile for short trips;
B. Study planned future right -of -way widths and their impact on adjacent properties
(especially Wadsworth and Kipling) and develop alternative cross - sections to accommodate
preferred land use patterns and multiple travel modes; and
C. Coordinate and communicate preferred future land use and roadway vision to
regional entities (CDOT, DRCOG, and other regional transportation organizations).
Relationship to the Community Vision and Structure Plan (Chapter 9 — Pages 95 — 96,)
The places shown on Structure Plan layer together to create the type of city described by the
community vision. In a similar fashion, the goals and policies contained in this section link
together the goals and policies in the previous chapters, to relate land use decisions and patterns
to social, environmental, and economic costs and benefits. With continued focus on providing
balance between the key values, and stressing the importance of both the existing and
future places shown on the Structure Plan the City will achieve its mission to create a
sustainable and successful future that respects the needs of its people, natural environment,
and prosperity.
Goal SF 1: Establish and maintain a resilient and sustainable tax base.
Goal SF 2: Protect and preserve natural assets.
Goal SF 3: Reduce resource consumption and increase conservation.
Goal SF 4: Create a healthy and active community.
Goal SF 1 — Establish and maintain a resilient and sustainable tax base.
Wheat Ridge will establish and maintain a resilient tax base that will be able to fund
community services. The City will base future economic development strategies and land
use decisions on community service expectations and fiscal realities.
Policies:
SF1.1 — Coordinated Planning
The City will coordinate with economic development partners, private developers, and
other groups to coordinate land use and fiscal planning.
SF 1.2 — Diverse Revenue Base
The City will work with economic development partners to diversify and broaden the
City's revenue base.
Strategies:
A. Facilitate the development of local and regional retail and employment that provides
a net positive fiscal impact;
B. Develop programs to encourage local shopping and dining.
Plan Implementation (Chapter 10 — Page 108)
Retain and attract retail (revenue - generating activity)
Develop programs, tools, and partnerships to retain and increase retail and revenue -
generating activities in activity centers.
Address zoning and design standards for targeted areas
Amend /clarify commercial and mixed -use districts and design standards to help encourage
redevelopment and infill only in targeted activity center areas with high quality design,
higher density mixed -use, transitions, buffers, public gathering spaces, and landscaping,
etc.
Continue partnerships for housing revitalization
Continue working with Wheat Ridge 2020 to develop programs and strategies to promote
new housing opportunities to meet the needs of changing households and to attract new
residents.
Improve gateways (image)
Prioritize gateways and enhance community identity through priority gateway
improvements, including art, signage and landscaping, in gateway areas and identifying
requirements for new development to convey a positive image. Use public /private
partnerships.
Provide neighborhood -to- centers bicycle /pedestrian connections
Improve pedestrian and bicycle connections between neighborhoods and future activity
centers and primary corridors.
Urban Renewal Authority (Page 113)
Designated urban renewal area allows for consolidation, demolition, construction,
operation /maintenance of public improvements. In rare cases the City could use
condemnation. Sales /property tax revenue increment above pre - established base. The URA
enables Tax Increment Financing (TIF)
Wadsworth Corridor (Page 117) Action Items:
Redevelopment of Wadsworth has long been important to Wheat Ridge. However, land
vacancies and other complexities of the area have made it challenging to facilitate
redevelopment. Consequently it is seen as a longer -term undertaking than other areas of the City.
Short -Term
• Identify vacant, underutilized and other suitable parcels for redevelopment along
corridor.
• Begin a dialogue with relevant property owners and businesses about their future
plans, relocation, and redevelopment.
• Continue to work with CDOT on Wadsworth Boulevard requirements and highway
concerns.
• Work with Exempla Lutheran on interest in developing office buildings along the
• Wadsworth Corridor or in a location close to the Town Center area.
• Discuss with library district their potential interest in opening a branch library in /near the
Town Center location.
• Work with other potential users to assess interest.
5 Years
• Identify viable potential assemblages.
• Attract / work with a private developer to identify potential assemblages and
redevelopment potentials.
• The Town Center area is one of Wheat Ridge's key areas. Care should be taken with
interim projects along the corridor to ensure that they are compatible with the
Comprehensive and Sub -area plan.
RECOMMENDATIONS:
Staff supports the project recommends the Planning Commission agree it conforms to the City's
Comprehensive Plan, Envision Wheat Ridge for the reasons listed above and adopts the attached
resolution.
RECOMMENDED MOTION:
"I move to adopt Resolution 03 -2014, finding the Second Amendment to the Wadsworth
Boulevard Corridor Redevelopment Plan for the southwest corner of 38` Avenue and
Wadsworth Boulevard is in conformance with the Wheat Ridge Comprehensive Plan, Envision
Wheat Ridge."
33
"I move to deny Resolution 03 -2014, finding the Second Amendment to the Wadsworth
Boulevard Corridor Redevelopment Plan for the southwest corner of 38` Avenue and
Wadsworth Boulevard is not in conformance with the Wheat Ridge Comprehensive Plan,
Envision Wheat Ridge for the following reasons."
Attachments:
1. Second Amendment to the Wadsworth Boulevard Corridor Redevelopment Plan
2. Resolution No. 04 -2014
ATTACHMENT 1
SECOND MODIFICATION TO THE
WADSWORTH BOULEVARD CORRIDOR
REDEVELOPMENT PLAN
The Wadsworth Boulevard Corridor Redevelopment Plan was adopted by the Wheat Ridge City
Council on October 22, 2001. On February 11, 2002 the Wheat Ridge Urban Renewal Authority
adopted Resolution 01, Series of 2002, which found blight in the vicinity of Upham Street from
the 3900 block to and including the 4200 block, plus the adjacent right of way of Upham Street.
The Authority recommended that the City Council give notice and hold the necessary public
hearing to consider Tax Increment Financing (TIF) relating to Property Tax and Sales Tax.
The purpose of this modification to the Wadsworth Boulevard Corridor Redevelopment Plan is
to make a Substantial Modification to the Wadsworth Boulevard Corridor Redevelopment Plan
to allow the use of TIF relating to Property Tax and Sales Tax for the property as described in
Attachments A through D. All other provisions of the Wadsworth Boulevard Corridor
Redevelopment Plan are to remain in effect as the Plan was adopted by City Council Resolution
26 -2001 on October 22, 2001.
The proposed uses of this expanded area are for mixed use commercial uses consistent with the
plan.
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APPENDIX A
1. 38' and Wadsworth Quadrant Development Property
a. Date TIF implemented
b. Council Resolution No. _, Series 2014 (_ _,2014)
C. Legal Descriptions
ATTACHMENT 2
WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. 04
Series of 2014
TITLE: A RESOLUTION FINDING A SECOND AMENDMENT TO THE
WADSWORTH BOULEVARD CORRIDOR REDEVELOPMENT
PLAN FOR A REDEVELOPMENT PROJECT AT THE
SOUTHWEST CORNER OF 38 AVENUE AND WADSWORTH
BOULEVARD IS IN CONFORMANCE WITH THE WHEAT
RIDGE COMPREHENSIVE PLAN.
WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31-
25 -105 (1)(i) of the Urban Renewal Law to prepare a plan for redevelopment for certain areas of
the City of Wheat Ridge, Colorado; and
WHEREAS, the Wheat Ridge City Council, upon recommendation of the Wheat Ridge
Urban Renewal Authority, did in October 22, 2001 make a finding of the presence of blight in
the area included in the Wadsworth Boulevard Corridor Redevelopment Plan; and
WHEREAS, the Wheat Ridge Urban Renewal Authority will conduct a public meeting for
the purpose of receiving comment on the site plan; and
WHEREAS, under C.R.S. 31 -25- 107(2), the redevelopment plan is to be forwarded to
the Planning Commission to determine its conformity with the comprehensive plan for the City.
NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission as
follows:
Section 1 . The proposed Second Amendment to the Wadsworth Boulevard Corridor
Redevelopment Plan is in conformance with the Wheat Ridge Comprehensive Plan.
Section 2 . This Resolution No. 04 -2014 shall be transmitted to the Wheat Ridge City
Council pursuant to the requirements of C.R.S. 31 -25- 107(2).
DONE AND RESOLVED THIS 18` day of December 2014
ATTEST:
WHEAT RIDGE PLANNING COMMISSION
Chairman
Secretary to the Commission
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: Sara White
DATE OF MEETING: December 18, 2014
CASE NO. & NAME: WZ -14 -11 / Kaplan
ACTION REQUESTED: Approval of a zone change from Restricted Commercial (RC) to Mixed Use -
Neighborhood (MU -N)
LOCATION OF REQUEST: 4295 Harlan Street
APPLICANT(S): Benjamin Kaplan & Lauren Searcy
PROPERTY OWNER(S): Benjamin Kaplan & Lauren Searcy
APPROXIMATE AREA: 9,179 square feet (0.21 Acres)
PRESENT ZONING: Restricted Commercial (RC)
PRESENT LAND USE: Converted residential structure, used most recently for spa and skin care
COMPREHENSIVE PLAN: Primary Commercial Corridor
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
LOCATION MAP
SITE
Case No. WZ -14 -11 /Kaplan
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case.
I. REQUEST
Case No. WZ -14 -11 is an application by Benjamin Kaplan and Lauren Searcy requesting approval of a
zone change from Restricted Commercial (RC) to Mixed Use - Neighborhood (MU -N) for the property
located at 4295 Harlan Street (Exhibit 1, Improvement Location Certificate).
The proposed rezoning area includes one parcel, the total area of which is approximately 0.21 acres
(Exhibit 2, Aerial). The purpose of the zone change is to expand possible uses for the property
including the option of converting the structure back to a residential occupancy, which the applicant
intends to do.
II. EXISTING CONDITIONS
Subject Property
The property is located at 4295 Harlan Street, in the northeast quadrant of the City, just south of W.
44` Avenue near the intersection at W 43` Ave. The property is currently zoned Restricted
Commercial (RC), which allows for various types of office uses including administrative, professional
and personal services. The RC zone district also provides for a limited range of retail uses which are
neighborhood oriented; it is not intended to include general retail uses that serve the community or
region, and it does not allow higher impact uses such as wholesaling, warehousing, or outside storage
or display. New residential is only allowed in RC if it is accessory and subordinate to a commercial
use, but existing residential uses are permitted to continue.
The subject property is part of Karen Subdivision and is 9,179 square feet (0.21 acres) in size. The
primary structure on the property was originally built in 1951 as a single family home. Since that time,
the building has been converted for commercial use. Building permit records are incomplete and do
not indicate specifically when the structure was converted from a residential to a commercial
occupancy, but the Jefferson County Assessor classifies the site as commercial. Most recently, the site
served as a spa and skin care service.
Because of its original construction as a home and the subsequent low- intensity commercial use, the
interior still retains a residential character. The front yard has been mostly paved to provide parking
for the commercial activities. (Exhibit 3, Site Photos).
Surrounding Zoning and Land Use
The site is currently zoned Restricted Commercial (RC) and is surrounded to the north and south by
other properties zoned commercial. Directly west is property zoned residential as well as directly east
across Harlan (Exhibit 4, Zoning Map). The property at 4335 Harlan, four lots to the north, was
recently rezoned from RC to MU -N. Many of the properties on this block are converted residences
and include businesses such as a chiropractic office, a veterinary clinic, and offices for an electrician
and home cleaning service. The properties immediately to the north and south are zoned RC and used
commercially. However, properties directly west and southeast are residentially zoned.
The subject property, although located along a commercial corridor, is in close proximity to residential
neighborhoods to the east and west. These residential areas are zoned R -2 and R -3, respectively.
Case No. WZ -14 -11 /Kaplan
III. PROPOSED ZONING
The applicant is requesting the property be rezoned to Mixed Use-Neighborhood (MU-N), a zone
district that is generally located along neighborhood main streets and at neighborhood commercial
centers. The zone district is established to encourage medium density mixed use development in
which residential and civic uses are permitted, in addition to a limited range of neighborhood - serving
commercial and retail uses.
Unlike RC, in the MU- N zone district new residences are permitted uses (including single-family
homes). The applicant intends to convert the property back to a residential use and use it for their
primary residence, The MU-N zoning will allow for the desired residential use and will also preserve
for future tenants or owners the possibility of live/work or commercial uses.
Allows new residential, commercial, Allows limited commercial and existing
or mixed uses I residential uses
Detennined by mixed use code
Design Alanual (ASDM)
35 feet if building has residential use 35 feet if building has residential use
50 feet for all other buildings 1 50 feet for all other buildings I
0 -1 feet
(60% of the build-to area shall
contain building mass)
0 -12 feet
(60% of the (guild-to area shall
contain building mass)
0 feet
0 feet
10 feet for 1 -2 story
15 feet for 3 story
20 feet for 4 story
5 feet per story (0 feet if nonflarninable)
5 feet per story (0 feet if nonflammable)
10 feet + 5 feet per add'l story
Case,Vo. 14 14- /1! Kaplan
IV. 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 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. As outlined in the section above, the
existing and proposed zone districts have similar development standards and permitted commercial
uses.
While the MU-N zone district will expand use options by allowing for residential uses, these are
generally considered to be less intensive than commercial uses. The MU-N zoning is expected to
add value to the subject property while maintaining consistency with the character of the area.
Staff concludes that this criterion has been met.
2. Adequate infrastructurelfacilities are available to serve the types of uses allowed by the
change of zone, or the applicant will upgrade and provide such where they do not exist or are
under capacity.
Adequate infrastructure currently serves the property, and no development is proposed at this time.
If the property is redeveloped in the future under MU-N zoning, a site plan review application will
be required and referred to all impacted utility agencies
Stqff concludes that this criterion has been met.
3. The Planning Commission shall also find that at least one it) of the following conditions
exists:
Case,N`o. I-VZ-14-11 / Kaplan 4
At this point, the applicant is not proposing any physical changes to the property.
Commercial Corridor which is envisioned as small-scale, pedestrian-friendly, mixed-use
corridor. Although Harlan is classified as a collector, the subject block of the street is designed
to feel walkable and neighborhood-oriented with detached sidewalks, patterned pavers, and
street trees.
By encouraging a mix of land uses, a zone change to MU-N on the subject property supports
several City goals. By allowing residential uses, the zoning will expand housing options for
those seeking to live in a mixed use environment. By continuing to allow commercial uses, the
site remains compatible with the area and supports the development of a vibrant commercial
corridor.
Stqffconcludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the City
of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current Restricted Commercial (RC)
zoning designation as it appears on the City's zoning maps. I
Stqff 'conchides 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.
A meeting for neighborhood input was held on September 24, 2014. One neighbor attended the
meeting and had no issues W rth the proposed rezoning fle was ted in possibly rezoning his
property to MU-N as well.
Case No. IJIZ- 14-11 / Kaplan 5
VI. AGENCY REFERRAL
.Ail affected service agencies were contacted for comment on the zone change request and regarding
the ability to serve the property. Specific referral responses follow:
Wheat Ridge Public Works: No concerns.
Xcel Energ
,y: No objections, contingent upon maintaining all existing rights and ability for future
expansion.
Wheat Ridge Sanitation District: No objections; will require an official letter from Wheat Ridge
Water District stating whether or not a water meter size change will occur. If there is a change in meter
size, WRSD will require updated tap fees.
Comments received relate only to the zone change, request. No comment was received from the water
district, fire district, Economic Development Division, Building Division, Police Department, Comeast
Cable, or Century Link. Referral recipients are advised that no comment received indicates having no
objections or concerns regarding the proposal.
A separate referral process would be required in the future if redevelopment was to occur. At this
time, the applicant is not proposing any redevelopment of the property.
VIL STAFF CONCLUSIONS AND RECOMMENDATION
Because the zone change evaluation criteria support the zone change request, staff recommends
approval of the request.
VIII. SUGGESTED MOTIONS
Option A:
"I move to recommend APPROVAL of Case No, WZ-14-1 1, a request for approval of a zone change
from Restricted Commercial to Mixed Use-Neighborhood, for property located at 4295 Harlan Street,
for the following reasons:
1. The proposed zone change will not adversely impact the public health, safety, or welfare.
2. The proposed zone change is consistent with the goals and objectives of the City's
Comprehensive Plan.
3. The proposed zone change is compatible with the surrounding area."
Case No. JFZ- 14-11 / Kaplan 6
EXHIBIT I: IMPROVEMENT LOC
CE
O.r• 140 2014-1802
ENGINEERING & BENJAMIN KAPLAN
SURVEYING, INC.
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LEGAL DESCRIPTION.- PER WARRANTY OECD AT RECEPTION NOT 2014078198
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EXHIBIT 2: AERIAL IMAGE
Case No. 97- -14 -11 /Kaplan
EXHIBIT 3: SITE PHOTOS
A view of the subject property looking west. The structure was built as a home and sty►► retains a
residential appearance. Although the majority of the front yard has been paved for parking, there are
some mature trees that help maintain a residential feel.
Case No. WZ -14 -11 /Kaplan 10
Vie_ w of commercial properties south of the subject parcel. Immediately to the south, the chiropractic
office is a converted residential structure. The next property south is a veterinary hospital with a newer
commercial style building.
t-ommerciai aunaing across Harlan to the northeast is zoned RC and utilized for office space.
Case No. WZ -14 -11 /Kaplan
Lots across Harlan to the southeast are zoned R -3 and used as sinele familv homes-
Lots immediately north of the subject property are zoned -RC and are residences that have been
converted for office uses for businesses such as a house cleaning service and an electrician.
EXHIBIT 4: ZONING MAP
Case No. WZ -14 -11 /Kaplan
EXHIBIT 6: NEIGHBORHOOD MEETING NOTES
City of
Wheat ' dge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857
NEIGHBORHOOD MEETING NOTES
Meeting Date: September 24, 2014
Attending Staff: Lauren Mikulak, Senior Planner
Sara White, Planner II
Joshua Botts, Planner I
Location of Meeting: City of Wheat Ridge Municipal Building
7500 W. 29 Avenue
Wheat Ridge, CO 80033
Property Address: 4295 Harlan Street
Property Owner(s): Gyorgyike Hamvas
Property Owner(s) Present? No (applicant is under contract to purchase)
Applicant: Benny Kaplan
Existing Zoning: Neighborhood Commercial
Existing Comp. Plan: Neighborhood Commercial Corridor, Neighborhood
Existing Site Conditions:
The property is located at 4295 Harlan Street in the northeast quadrant of the City. The site is zoned
Restricted Commercial (RC) and is in area that has a mixture of residential and commercial uses and
zoning. Properties to the west are zoned Residential -Two (R -2) and are used for low density
residential. The properties to the north and south are zoned RC. These properties appear to have been
constructed as single family residential uses but were modified to commercial uses. The site is located
620' south from the Harlan Street and West 44` Avenue intersection, a major gateway to the City on the
northeast side of Wheat Ridge.
Based on Jefferson County records, the subject property consists of one lot under the Parcel ID: 39 -243-
01-002 with a total area of 9,179 square feet. The property is part of the Karen Subdivision. There is
one structure located on the lot that is a 1,826 square foot converted home. The home was originally
built in 1951, but has since been converted to a commercial use.
Applicant/Owner Prelindnary Proposal:
The applicant has the property for sale: however, the majority of the potential buyers are interested in
using it for a residence, not a commercial use. In the RC zone district, new residential uses are not
permitted unless they are ancillary to a primary residential use on the property and can then only be
located in the rear or on a second level. The applicant is proposing to rezone the property from
Restricted Commercial (RC) to Mixed Use - Neighborhood (MU -N). The purpose of the rezone is to
expand possible uses for the property, including the option of converting the structure back to a primary
www.cLwbeatridge.ce.us 13
residential occupancy.
The following is a summary of the neighborhood meeting:
• In addition to staff and the applicant, 1 member 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 proposed use of the property as a primary residence.
• The member of the public was informed of the process for a zone change.
• The member of the public were informed of their opportunity to make comments during the
process and at the public hearings.
• The attendee owns property in the area and was interested in potentially rezoning his own
property to MU -N as well.
The following issues were discussed:
Q: What are the buffering requirements in MU -N?
A: The setbacks and buffering requirements depend on the adjancent uses. MU -N includes residential
transition requirements that require enhanced buffering including landscaping when adjacent to a single -
or two - family residential use.
Q: Does MU-N allow similar uses as compared to RC?
A: MU -N and RC allow similar commercial uses; MU -N allows more residential uses than RC.
Q: Could the rest of the Harlan corridor be rezoned to MU -N?
A: The MU -N zone district may be appropriate for other properties along Harlan. Harlan Street is
identified in the comprehensive plan as a neighborhood commercial corridor and the MU -N zone district
complements this designation by allowing a mix of residential and neighborhood oriented commercial
uses.
Q: bf�ould the City rezone Harlan to MU -N?
A: At this point in time, a legislative rezoning of Harlan has not been identified as a priority.
Q: Can adjacent properties be rezoned to MU -N under a single application?
A: Yes, if adjacent property owners submit as co- applicants, multiple properties could be considered
under a single zone change application.
Meeting Attendees:
Mike Donahue
4240 Harlan
Wheat Ridge, CO 80033
Case No. 97-14 -11 /Kaplan 14