HomeMy WebLinkAboutFruitdale Valley NeighborhoodA MASTER PLAN FOR THE FUTURE
OF THE
FRUITDALE VALLEY NEIGHBORHOOD
4114.~ Co.
Developed by the .Fruitdale Master Plan Committee
October 1984
Revised December 1984
Presented to the Wheat Ridge Planning Commission February 1985
Adopted by the Wheat Ridge City Council May 13, 1985
TABLE OF CONTENTS
Findings, Conclusions & Recommendations
for the Fruitdale Valley Neighborhood Page A - C
Executive Summary
Background
Immediate Action Recommendations
* Suggested Master Plan & Development Guidelines
* Comprehensive Plan - Future Land Use Map Recommendations
Master Plan & Development Guidelines
for the Fruitdale Valley Neighborhood
Page 1 - 10
1. Intent
1
2. Guidelines
2 - 10
I. Traffic
1
II. Land Use
5
III. Site & Building Design
6
IV. Property Value
7
V. Implementation
g
Exhibits
A - Master Plan Map
B - Comprehensive Plan Map
C - Modified Collector Design for West 44th Avenue
D - Bikeway Alternatives
SECTION IX. MASTER PLANS FOR. AREA DEVELOPMENT
C. MASTER PLAN & DEVELOPMENT GUIDELINES FOR THE
FRUITDALE,VALLEY:_NEIGHBORHOOD
EXPLANATION:
The following is the Master Plan & Development Guidelines
for the Fruitdale Valley Neighborhood. As adopted, it adds
a new subsection C. to Section IX. Master Plans for Area
Development.
Exhibit A. is the Master Plan Map which gives greater land
use detail for future decision making.
Exhibit B. is not part of the Master Plan, but is a related
amendment to the Comprehensive Plan -Future Land Use Map so
that the Master Plan Map and Future Land Use Map are
generally consistent.
C. MASTER PLAN & DEVELOPMENT GUIDELINES FOR THE FRUITDALE
VALLEY NEIGHBORHOOD
1. INTENT:
There is a need for development of the Fruitdale Valley
Neighborhood west of Kipling Street to proceed in a way
which promotes quality development and exhibits sensitivity
to the relationships between property uses, zonings and
future development. These guidelines shall be used by the
Planning Commission and City Council in considering rezoning
and site developments which require their review.
These guidelines are intended to direct future development
toward establishing a better community self-image as the
"Valley Village" and to address some of the current
concerns. It is not the purpose of the Guidelines to
inhibit development but to promote quality growth which
preserves property values and upgrades the community.
A hierarchy of uses which encourages containment of
commercial uses along West 44th Avenue so they don't
encroach or disrupt residential areas is promoted.
-1-
FRUITDALE VALLEY NEIGHBORHOOD
2. GUIDELINES:
I. Traffic
Problems:
a. Public Street System
The traffic problem west of Kipling on West 44th
Avenue seems particularly heavy and will worsen as
the area continues to develop. This section of West
44th Avenue between Tabor and Miller Streets no
longer can safely accommodate the load of trucks,
funeral traffic, emergency vehicles, mail delivery
and school buses it currently receives. Safety and
pollution problems will increase if not addressed.
In addition, there is an inadequate local street
system which forces additional traffic onto West
44th Avenue. The intersections of West 44th Avenue
with Ward Road and Youngfield are dangerous. Tabor
Street north of West 44th Avenue is inadequately
constructed considering the current classification
as a Collector Street which serves the industrial
area to the north, potential commercial development
along the west side, and it is also a main school
bus route.
Policy Recommendations:
(1) Develop street improvements along West 44th Avenue
which can handle the heavier load that currently exists and
can be expected in the future. Control turns on and off
this major road.
(2) Curb cuts which add
roads should be minimized.
cross-easement access; ace
combining curb cuts will all
Developments which don't
should be discouraged.
directly to traffic on major
Integrated parking lots with
ess through side streets and
help minimize traffic problems.
include these recommendations
(3) Encourage linking of streets to eliminate dead end
streets and cul-de-sacs where commercial or
multi-residential developments are proposed.
(4) The public street system in the area south of West 44th
Avneue and west of Vivian Street should be resesigned to
promote better local traffic flow while protecting
residential neighborhoods. The design should take into
consideration the results of the West 44th Avenue street
study in progress.
-2-
FRUITDALE VALLEY NEIGHBORHOOD.
(5) Expand West 44th Avenue to a 4 lane street between
Miller and Tabor Streets. This should be done within a
60-70 foot right-of-way. (See Exhibit C'.)
(6) Develop a plan for alignment of Youngfield with Ward
Road.
(7) Develop Tabor Street north of West 44th Avenue to I-70
to a full collector street standard. Also consider a
traffic signal at its intersection with West 44th Avenue.
Problem:
b. Internal Traffic & Parking (private streets, parking,
drives)
Multi-residential and commercial/office development
often causes additional parking and circulation
problems.
Policy Recommendation:
(1) Promote internal vehicular circulation systems
which allow smooth traffic flow. Provide adequate,
parking within a project that feeds safely onto the
public street system. Encourage integration of
parking lots and street access.
Problem:
C. Lack of Safe Bike & Pedestrian Routes for
School Children
For children attending Wheat Ridge High and Everitt
Junior High there is no shcool bussing available.
This forces children to walk, ride bicycles, drive
or be driven daily to school. These various modes
compete for the same space therefore a conflict
between these modes of travel is created since no
safe walking or bicycling routes are currently
provided.
Policy Recommendation:
(1) Develop a bicycle lane along the south side of
West 44th Avenue which can drop south to the bike
path on the greenbelt along Clear Creek. There are
several routes proposed (see Exhibit D) which
involve utilizing easements, adding bridges,
underpasses and/or traffic lights to provide
complete safe routes to the local schools.
-3-
FRUITDALE VALLEY NEIGHBORHOOD
II. Land Uses
Problem:
a. There has been a problem with undesirable or incom-
patible uses in the past and the same danger exists in
the future.
Policy Recommendation:
(1) Incompatible and undesirable uses should be ex-
cluded. This includes activities such as industrial or
commercial uses which involve handling and transporting
of dangerous materials, outside storage or storage of
bulk materials. This would also include activities
like "adult entertainment."
(2) Low intensity or residential uses need to be
protected from incompatible uses. This can be done
through buffering techniques. (Example: Low density
residential can be next to moderate density
residential, can be next to office/neighborhood
commercial.) Physical buffering techniques are
discussed in III. "Site & Building Design."
Problem:
b. Some uses cause nuisances to adjacent areas such
as noise, odor, visual or other pollution.
Policy Recommendation:
(1) Require high quality buffering through land-
scaping, setbacks, fences, etc., as well as site
design which protects adjacent properties.
III. Site & Building Design
Problem:
a. There is concern that new buildings will be high
or unattractively designed, posing unsightly views
to adjacent neighbors, or blocking views alto-
gether.
Policy Recommendation:
(1') Promote high quality design of the building in
terms of materials as well as sensitivity to adjacent.
uses regarding height, scale, orientation, etc.
_u_
FRUITDALE VALLEY NEIGHBORHOOD
Problem:
IV
b. There is also concern about site design which causes
problems with drainage, glare, shadows, etc.
Policy Recommendation:
(1) Promote high quality site design which buffers
neighbors from negative impacts. This includes high
quality landscaping, setbacks, site layout and lot
coverage, good lighting, quality design of parking areas
as well as driveways and appropriate drainage.
Property Value
Problem:
a. We are concerned about deterioration of our
residential areas by encroachment of commercial use.
This particularly applies to expansion of commercial
development along West 44th Avenue.
Policy Recommendation:
(1) Contain and cluster general commercial activity
along West 44th Avenue to major intersections and areas
where these uses currently exist. Allow those neighbor-
hood commercial uses elsewhere along West 44th Avenue.
Promote adjacent uses which are of graduated intensity,
such as discussed in Section II, "Land Uses," where
possible.
Problem:
b. There is concern about lack of code enforcement and
its effect on property values.
Policy Recommendation:
V.
(1) Implement code enforcement which requires
maintenance of landscaping, parking areas, drives, curb
cuts, etc.
Implementation:
In order to ac
recommendations
implementation
Commission and
for rezoning,
approval.
!dress the concerns, issues, and policy
stated above, the following
strategies shall be used by Planning
City Council in reviewing applications
subdivision or special use permit
-5-
FRUITDALE VALLEY NEIGHBORHOOD
a. The Master Plan Map for Land Use and Street System
s
for the Valley Area shall serve as a guide for
future rezonings, subdivisions, and special use
permits. All future rezonings and special use
permits shall conform in use and character to those
land use categories illustrated for any particular
area. Additionally, street systems shall be
required to be developed in accordance with the
location and classification illustrated.
b. All future rezoning and special use permit
applications for properties which lie within the
boundaries of this Master Plan area which are
designated as high density residential, neighborhood
commercial, office, and general commercial shall be
required to submit a site plan for review and
approval as part of the application process. Such
site plan shall provide adequate details
illustrating:
(1) proposed site usage
(2) overall character of the development
(3) site layout including character and layout of
buildings
(4) parking, street access and street improvements
(5) landscaping
(6) methods to integrate the proposed
development with adjacent properties including
methods to mitigate potential negative impacts
on residential properties
(7) drainage
Such site plan, upon approval, shall become a condition
to zoning or special use permit approval, and shall be
used for site development and use and for future code
enforcement action, if needed.
-6-
x~; v
O m
Z •D CO
z r
G) D
(A Z
D 7]
zm
00
_c
vx
m
m
~o
D2
r
cx
(D T
me
me
.zm
~
'k
~k
•n
c
m
n
m
-n
m
C:
w
M
~n
A
~
m
m
D
r
0
O
M
r
m
F)
00
m
3:
O
o
n
3
m
n
D
r
=
z
m
z
M
M_
M
m
D
r
3
v
D
Zj
o
z
N
m
O
m
z
~
0
m
z
M
ai
m
D
r
D
r
m
z
LDU
r
>
D D
Z
r-
0
v
m
z
31
m
0
m
z
r
m
x
w
cu
c.
v
r
m
r
A
z
0
c
m
m
m
m
z
CD
m
r
Z
~v
CO
m
0
MODIFIED COLLECTOR
W. 44th Avenue - (Tabor to Miller)
South
CURB a GUTTER
BKEPATH~
TRAVEL LANES :
CURB a GUTTER :
SIDEWALK :
BKEPATH :
4 at 11 feet each
2.5 feet each
6 feet
10 feel
LANES
LANES
North
CURB a GUrfER
SIDEWALK
EXHIBIT C
R-C r .Q PROPOSED BIKEWAY ALTERNATIVES
Prow d aika FOR SCHOOL ORIENTATED TRIPS I
-i R-~ 'A-i N E W G A T E C-i K LLC
D C-1 t
WZ-72-o1
3 J~Y % N PR
WHEA T RIDGE KIPLING VENTU ES SUs.
KELLT sus
NEWGA C- K LING
V E•n~aES
0I A-I SU S0IY.S.Gh
RID GE Q
- ~ ctrww cwr[w
PRD (
WZ-72-Bridge 'B'
l
Bridge 'q'
PCOWZ-77-/2
C A-/ R-c
Traffic Light
t, GjR EIE'N V'A;L'LIEY J
WDER V/SrA
R-3A... 722 V U 44
_ i. RAC E
-A-1
WZ-s2-19
V SUP-83-4 I
Z
I' I BLEV/NS
R-/B 2 I I A-1 ---ON -am
_j A-1
I Sue
Underpass
Alternative 'A' X00
C Alternative 'B'/~~~
Alternative 'C' ■ 1 v i ■
Alternative 'D' ■ ■ ■ ■ EXHIBIT D
LOW DENSITY RESIDENTIAL
MODERATE DENSITY RESIDENTIAL
`HIGH DENSITY RESIDENTIAL
"'NEIGHBORHOOD COMMERCIAL
`GENERAL COMMERCIAL
* OFFICE / BUSINESS PARK
PUBLIC
PARKS
* (SITE PLAN REQUIRED WITH FUTURE
REZ®NINGS AND SPECIAL USE PERMiT�
4
P R01-40bED
MASTER PLAN IMAP
EXHIBIT A
- r
P9
.,
MULTIPLE LAND USE
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGH DENSITY RESIDENTIAL
COMMERCIAL ACTIVITY CENTER
r
COMPREHENSIVE PLAN MAP
EXHIBIT B
;l