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Wheatlidge
PLANNING COMMISSION
Minutes of Meeting
May 4, 2017
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair OHM at 7:02 p.m. in the City Council
Chambers of the Municipal Building, 7500 West 291h Avenue, Wheat Ridge, Colorado.
2. ROLL CALL OF MEMBERS
Commission Members Present: Dirk Boden
Alan Bucknam
Emery Dorsey
Donna Kimsey
Janet Leo
Scott Ohm
Amanda Weaver
Vivian Vos
Commission Members Absent:
Staff Members Present: Lauren Mikulak, Senior Planner
Dave Brossman, Development Review Engineer
Tammy Odean, Recording Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE ORDER OF THE AGENDA
It was moved by Commissioner BUCKNAM and seconded by Commissioner
KIMSEY to approve the order of the agenda. Motion carried 8-0.
5. APPROVAL OF MINUTES — March 16, 2017
It was moved by Commissioner DORSEY and seconded by Commissioner VOS to
approve the minutes of March 16, 2017, as written. Motion carried 6-0-2 with
Commissioners BUCKNAM and WEAVER abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
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No one wished to speak at this time.
7. PUBLIC HEARING
A. Case No. MS -16-08: an application filed by Wazee Partners for approval of a
minor subdivision to replat the property from 5 parcels to 2 lots for property zoned
Mixed Use -Commercial (MU -C) located at the northwest corner of 38th Avenue
and Upham Street.
Ms. Mikulak gave a short presentation regarding the Minor Subdivision and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, subdivision regulations and the contents of the
digital presentation. She stated that the public notice and posting requirements
have been met, therefore the Planning Commission has jurisdiction to hear this
case.
Commissioner BUCKNAM asked about the history behind the 1990 dedication
right-of-way dedication labeled as an excepted parcel on sheet 4.
Mr. Brossman explained that ADA ramps needed to be constructed and that was
the reason for the 1990 dedication. He also added that the right-of-way (ROW) on
Upham was previously dedicated as a series of ROW and roadway easements,
which is similar to a grant of use to construct the road but not an actual conveyance
of land. With the dedication on the proposed plat, the property owner will convey
the land and ensure they are not paying taxes on that piece of land.
Commissioner VOS asked what is meant by the requirement for streetscape
improvements and if those designs will be determined now or later in the process.
She also asked if those designs are available for public viewing.
Ms. Mikulak explained that streetscape improvements typically includes sidewalk,
amenity zone, street furnishings, and lights. The design of the streetscape has not
yet been approved and will be a part of the civil construction plans. Those plans
will be reviewed by the Community Development and Public Works Departments
and can be viewed by the public but are not online.
Commissioner VOS asked why on -street parking is needed.
Ms. Mikulak explained on -street parking is encouraged in the zoning code and
viewed as a benefit to this kind of site in a mixed use, walkable area. The market
will demand more parking than can be accommodated on site and the ROW
dedication width will allow for on -street parking.
Commissioner VOS asked for clarification regarding the southbound lanes on
Upham at 38th Ave.
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Ms. Mikulak explained that two southbound lanes would be provided immediately
at the intersection: one for turning left and the other as a bypass lane for turning
right. It will be striped so drivers know it is not a parking lane.
Tyler Downs, Wazee Partners
1255 S. Filmore, Denver
Mr. Downs did not have a presentation but offered to answer any questions.
Commissioner BODEN asked where the parking garage is going to sit in relation to
the storm water detention.
Mr. Down stated the garage will be above the storm water detention which is a
subterranean vault.
Commissioner BUCKNAM wanted to know if the hammerhead easement is an
access for the parking structure or other purpose.
Mr. Downs explained the hammerhead easement is for emergency access and will
be adjacent to one of the two entrances for the parking garage.
Commissioner DORSEY asked if Vectra Bank is going to be relocated and have a
drive-thru.
Mr. Downs confirmed Vectra Bank is still a part of the project and it will have a
drive-thru.
Commissioner VOS asked if the parking garage will be for public use or just for
residential tenants.
Mr. Downs explained the parking garage will be for both public and residential
parking. A gate within the garage will separate the different parking areas.
Britta Fisher, Localworks
Ms. Fisher explained she, as well as other Localworks employees, are currently
officed in the Vectra Bank building and are strongly in favor of this project even
though they will be displaced by the new development. She testified that the
developers have met with the community and local businesses and have a great
revitalization strategy that supports retail in the area. She is very supportive of this
project, and retailers in the area are excited to have new residents, which translates
to new customers.
It was moved by Commissioner BUCKNAM and seconded by Commissioner
WEAVER to APPROVE Case No. MS -16-08, a request for approval of a two -
lot minor subdivision plat on property zoned Mixed Use -Commercial (MU -C)
and located at the northwest corner of 3811 Avenue and Upham Street, for the
following reasons:
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1. All requirements of the subdivision regulations (Article IV) of the
zoning and development code have been met.
2. All agencies can provide services to the property with improvements
installed at the developer's expense.
With the following conditions:
1. The applicant shall continue to coordinate utility service with the
appropriate agencies and any updated information regarding utility
easements shall be reflected on the plat prior to recordation.
2. The developer shall enter into a subdivision improvement agreement
with required security prior to recordation of the subdivision plat.
Motion passed 8-0.
8. OTHER ITEMS
Wheat Ridge • Ward Station — Area Visioning Update
Ms. Mikulak gave a brief presentation which summarized the contents of the memo
provided in the meeting packet. She explained the history planning in the Northwest
Subarea and explained the most recent vision document which was created to help
articulate the City's vision for the area and to implement projects resulting from the 2E
ballot issue passed in 2016. The City is focused on making sure that 2E investments are
spent wisely and leveraged fully.
She gave an updated on the G line opening. The Wheat Ridge - Ward Station is the
beginning of the G Line and the station is already built. Once the A line technology is
fixed, the G line can begin testing and should be opening in 2017.
The 2006 subarea plan outlined a vision for mixed use, transit oriented development
(TOD) but a little vague. In 2013 the plan was updated to incorporate the finalized
station design and to incorporate several planning accomplishments. The goal of the
2013 update was not to change the vision for the area, but to refine the City's vision for
TOD with an emphasis on employment in the station area. In 2015, the City collaborated
with the Urban Land Institute (ULI) to study the area surrounding the rail station. ULI
recommended that the City be open-minded in terms of creative and innovative
employment based land uses. They recommended building a street grid for good urban
design and walkability and encouraged some multifamily development to make the area
feel like a neighborhood.
The City contracted with WSP/PB in 2016 to refine the vision for the station area. The
elements included in the vision are a coworking/maker space, a recreation and regional
park, an active public space and linear park, a pedestrian bridge and a "Base Camp"
brand that focuses on the outdoor recreation industry.
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Next steps for implementing the vision and moving forward with public investments
include meeting with property owners and developers to identify opportunities for public-
private partnership. The Parks Commission is also scheduled to receive an update on the
vision document and Investing 4 the Future funds. City Council endorsed the vision in
April.
Commissioner DORSEY asked if there are development plans for the Jolly Rancher
property.
Ms. Mikulak stated the current owner is marketing the property for sale and does not
intend to develop it themselves. The zoning that is in place will allow for a wide variety
of uses, but there are no specific plans yet. She explained the vision plan calls for some
flex/coworking space.
Commissioner BODEN expressed supported and liked the idea of the two ponds being
utilized with the recreational activities and wanted to know how the water levels would
be sustained.
Ms. Mikulak did not know what the water source was and explained that there are many
unanswered questions because the lakes are not city owned.
Commissioner BODEN also asked about the linear park going south from the station and
if it was an existing road or will bisect through buildings.
Ms. Mikulak explained that there are a few possible options for the alignment of the
linear park including doing improvements to Van Gordon and/or Tabor. As shown in the
vision plat it would be a new road and primarily would run adjacent to the Lakemont
property line, but should not bisect any buildings.
Commissioner BODEN asked if there have been any conversations with property owners
to the south of the station.
Ms. Mikulak stated there have not been conversations as of yet, but in a couple of weeks
they City will hold small group property owner meetings to engage the community.
Commissioner BUCKNAM was impressed with the vision for the station area and
thought this will be a great gateway for outdoor enthusiasts. His main concern is related
to cyclists and a need to ensure connectivity that allows riders to get to the station on
their bikes.
Ms. Mikulak said this is being actively looked at because the City's Bicycle and
Pedestrian Master Plan is close to being adopted. The City is working with Arvada and
focusing on infrastructure.
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Commissioner VOS asked if Arvada has any monetary participation in the Ward Road
Station area.
Ms. Mikulak explained that a meeting had taken place with Jefferson County, Arvada,
and Wheat Ridge to discuss collaboration. There was discussion of a signal at Ward
Road and Ridge Road, but financial commitments have not yet been discussed yet.
Commissioner LEO asked if there is any connection across the rail other than Tabor
Street to the east and Ward Road to the west.
Ms. Mikulak confirmed those are the closest access points.
Commissioner WEAVER expressed her support for the vision but observed that there are
barriers when cycling to the station from the south. She echoed Commissioner
BUCKNAM'S comments and encouraged the City to focus on connectivity to improve
access to the station area.
Commissioner OHM expressed support and stated he was in favor of the pedestrian
bridge. He also expressed support for the utilizing the lakes and for the Regional Park
concept on the south side of the area. He suggested that sidewalks or paths be planned all
the way around the lakes. He also would like to see some of the colors reminiscent of the
Jolly Rancher factory be incorporated into the area. Commissioner OHM asked if the
City is thinking about a form -based code for the site.
Ms. Mikulak explained that our mixed-use code is similar to a form -based code. The
City will be considering if an overlay district is appropriate for the area.
Commissioner OHM also said he would like to see food -related uses in this area and
maybe some pop-up retail. He expressed excitement for the G Line to get moving and
hopes it will revitalize this area of Wheat Ridge.
9. ADJOURNMENT
It was moved by Commissioner WEAVER and seconded by Commissioner
DORSEY to adjourn the meeting at 8:19 p.m. Motion passed 8-0.
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Planning Commission Minutes
May 4, 2017
Tammy Od , Recording Secretary