Loading...
HomeMy WebLinkAbout04/05/2001 ORIGINAL CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting Apri15,2001 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair McNAMEE at 7:30 p.m., AprilS, 2001, in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 2. ROLL CALL Commission Members Present: Jerry Collins Paulette Cooper Dean Gokey Marian McNamee Mark Miller Janice Thompson Paula Weisz Commission Members Absent: Nancy Snow Staff Members Present: Meredith Reckert, Sr. Planner Jerry Dahl, City Attorney Mike Garcia, Development Review Engineer Greg Knudson, Public Works Director Steve Nguyen, Traffic Engineer Travis Crane, Planner Mike Pesicka, Planning Technician Ann Lazzeri, Secretary 3. PLEDGE OF ALLEGIANCE The following is the official set of Planning Commission minutes for the public hearing of AprilS, 2001. A set of these minutes is retained both in the office of the City Clerk and in the Department of Planning and Development of the City of Wheat Ridge. Meredith Reckert introduced Paula Weisz from District II and Mark Miller from District III as new members of the Planning Commission 4. APPROVE ORDER OF AGENDA Commissioner THOMPSON requested an addition to the agenda to discuss the Comprehensive Plan. It was moved by Commissioner GOKEY and seconded by Commissioner COLLINS that the agenda be approved with the requested addition. The motion passed 7-0 with Commissioner SNOW absent. Planning Commission April S, 2001 Page 1 5. APPROVE MINUTES It was moved by Commissioner COLLI NS and seconded by Commissioner THOMPSON to approve the minutes of March 1, 2001 as presented. The motion passed 4-0 with Commissioners GOKEY, MILLER and WEISZ abstaining. 6. PUBLIC FORUM There was no one to appear before the Commission 7. PUBLIC HEARING A. Case No. CUP-OI-0l: Application by Foothills Academy for approval ofa Conditional Use Permit to allow expansion of a private school on property zoned Agricultural-One and Residential-Two (A) and located at 4725 Miller Street. Prior to her presentation, Meredith Reckert distributed copies of a letter received AprilS, 2001, from Karen Heine expressing concern about traffic in the school area. This letter was made a part ofthe case file. Ms. Reckert reviewed the staff report and presented slides and overheads of the application. All pertinent documents were entered into the record and accepted by Chair McNamee. Staff recommended approval of the application with conditions as outlined in the staff report. Commissioner THOMPSON commented that she observed school traffic during student pick- up time. She expressed concern about unsafe practices such as making u-turns in the middle of the street and parked cars on 47th and Miller that obstruct sight triangles. She inquired as to whether traffic counts had been done on these streets that are designated as Class 6. Steve Nguyen informed that traffic counts are within the range for Class 6 streets. Commissioner THOMPSON requested that no student drop-offs be allowed on 47th Avenue. She further suggested that staff members park in the newly created parking lot to keep the front parking lot open for pick-up and drop-off of students, deliveries, etc. Parking should be disallowed on West 47th Place and part of Miller Street. She also expressed concern about parking for large school events and suggested the possibility of the school obtaining a permit to use the Fruitdale Park lot in these instances. Steve Dodd Architect for Foothills Academy Mr. Dodd was sworn in by Chair McNAMEE. He stated that he has been working closely with the city on the subject plan for over a year and many suggestions from staff have been incorporated into the plan. One ofthe primary intents of the plan is to funnel traffic onto the frontage road and provide a 300-foot drop-offlane that would mitigate u-turns and on-street parking. The kindergarten students would use the east lot off Miller Street. The plan for the buildings to be located to the north of the site would also provide a sound buffer from 1-70 for the neighbors. Planning Commission April S, 2001 Page 2 Commissioner GOKEY asked if consideration had been given to parking for large events. Mr. Dodd replied that they have discussed the possibility of parking at Fruitdale Park. Mary Lou Faddick Head of School for Foothills Academy Ms. Faddick was sworn in by Chair McNAMEE. She explained that there are basically two large events each year (one at Christmas and one at graduation). The school has been renting a church facility to hold the Christmas event and will probably continue this practice for awhile. During graduation, an off-duty police officer has been hired to keep all traffic off the 47th cul- de-sac. The school is also working with Motel 6 to possibly use some of their parking. In response to a question from Commissioner GOKEY, Ms. Faddick stated that the students are only involved in intermural sports activities and gym classes. Students who excel at sports will participate in competitive sports with their home public school so there will never be a need for large sporting events to be held at the school. Commissioner THOMPSON asked if consideration had been given to shared parking with the Montessori School. Ms. Faddick replied they have been working with Montessori on shared facilities and traffic mitigation and that there would probably be cooperation for shared parking, also. She also commented that the families involved with Foothills Academy are pleased with this plan, especially as it relates to traffic mitigation. Chair McNAMEE asked if there were individuals present who wished to address the Commission regarding this matter. Paul Dierschow 10520 West 47th Place Mr. Dierschow was sworn in by Chair McNAMEE. He expressed appreciation for Commissioner THOMPSON's observations regarding the traffic problem. He experiences traffic problems on his way to work every morning. He expressed concern about safety issues for school children walking down Miller Street to catch the bus to their school as well as Foothills children who are being dropped off. There is also a problem with motorists speeding on Miller Street. He supported the plan to funnel traffic onto the frontage road. He questioned whether the planned 72 parking spaces would be sufficient to accommodate staff and students who drive. In response to a question from Commissioner GOKEY, Mr. Dierschow stated that he has discussed his concerns with representatives of the school and found them to be very cooperative. He did believe, however, that they did not have a true understanding of the traffic impact on the neighborhood. He was in favor of eliminating parking on Miller Street. Chair McNAMEE referred to the speeding problem on Miller and asked ifit would be possible to install flashing school signals on Miller. Steve Nguyen replied that there are school zone Planning Commission April S, 2001 Page 3 speed limit signs. Installation of flashing lights are based upon warrant requirements. He doubted whether Miller could meet "warrant". Commissioner GOKEY suggested that parking could be prohibited between 7:00 a.m. and 7:00 p.m. and permit parking could be provided for residents of the neighborhood. Steve Nguyen agreed that restricting parking on the east side of Miller would eliminate pedestrians crossing the street and would also open up the street. He agreed with restriction of parking during school hours and perhaps allowing parking during special events. He informed the Commission that a parking permit program can be implemented if petitioned by the residents of 47th Place. He was in support of the plan that would provide for student pick-up and drop-off in the parking lot. In response to a question from Commissioner GOKEY, Mr. Nguyen replied that a traffic island on Miller would be feasible. Commissioner COOPER commented that the island would eliminate u-turns. Commissioner COOPER asked about the neighborhood traffic management plan (NTMP) process. Mr. Nguyen explained that the process is started with a petition that must be signed by 75% of property owners. Petitions have been sent out to this neighborhood, but have not been returned. He was in favor of waiting until the 300-foot pick-up lane is installed to restrict parking or install traffic-calming devices. Deborah Adams 10471 West 47th Place Ms. Adams was sworn in by Chair McNAMEE. She stated, for the record, that she lives across the street from the school where parking in front of her home is an issue. She also experiences traffic problems in the morning on her way to work. Most of the traffic she encounters is associated with the Montessori School. She spoke in support of the proposed plan that she believed would mitigate traffic problems near her home. She expressed appreciation to the school for their efforts to solve the traffic problems. Chair McNAMEE asked if there were others present who wished to address the Commission. Hearing no response, she closed the public hearing. (Chair McNAMEE declared a recess at 8:45 p.m. The meeting was resumed at 9:00 p.m.) It was moved by Commissioner THOMPSON and seconded by Commissioner GOKEY to approve Case No. CUP-OO-Ol, a request for a conditional use permit to allow expansion of a private school in an A-I and R-2A zone located at 4725 Miller Street for the following reasons: 1. The existing school plan can remain in place and expand under the existing plan, however, none ofthe traffic concerns of the neighborhood would be addressed. Planning Commission April S, 2001 Page 4 2. The increase in floor area being requested is worth consideration in light ofthe proposed traffic improvements ofthe new plan. 3. The use will not adversely affect the adequate light and air nor cause significant air, water or noise pollution. 4. Although not consistent with the comprehensive plan, the use provides a transition between commercial and residential uses. 5. The use will not overburden public facilities and services. 6. The design minimizes impacts to the adjacent properties and surrounding neighborhood. 7. Traffic generated from this site will not adversely affect the Class 6 rating of Miller Street. With the following conditions: 1. The number. of students will be limited to 250. 2. The improvements along the frontage road, including the on-site drop-off lane, shall be constructed with the first building permit. The drop-off lane and compact spaces must meet code (18 foot minimum width plus angled compact spaces in accordance with the city's parking regulations.) 3. The condition of the large cottonwood trees along the frontage road shall be assessed to determine which can remain. 4. A drainage report for the entire 4.2 acres shall be approved prior to the issuance of a building permit. 5. A consolidation plat shall be approved prior to the issuance of a certificate of occupancy for the first building. 6. The applicant will initiate a Neighborhood Traffic Management Plan for Miller Street between West 44th Avenue and the south frontage road. 7. Sight triangles for 47th Place and Miller Street will immediately be put into effect. 8. A six-foot cedar fence will be extended along 47th Place where existing van parking occurs. No drop-off access will be allowed from West 47th Place. 9. Teachers and staff would be required to immediately begin parking in the existing gravel lot on the west side of this site or where the vans are presently parked. Commissioner GOKEY offered an amendment to condition no. 8 to require that no pedestrian traffic from the school onto 47th Avenue through gates or any other device shall be allowed. The amendment was accepted by Commissioner THOMPSON. Commissioner COOPER offered an amendment to add condition no. 10 which would require redesign ofthe plan to add additional parking spaces for the school vans. The amendment was accepted by Commissioners THOMPSON and GOKEY. Commissioner GOKEY offered an amendment to add condition no. 11 which would require vertical landscape buffering between the school property and adjacent houses. The amendment was accepted by Commissioner THOMPSON. Planning Commission April 5, 2001 Page 5 Commissioner COLLINS offered an amendment to add condition no. 12 which would require that, upon completion of construction of the western parking lot and drop-off lane, no parking will be allowed along the east side of Miller Street and sight triangles would be established for the entrances and exits to the eastern parking lot and on the corner of Miller and the service road. The amendment was accepted by Commissioners THOMPSON and GOKEY. The motion passed unanimously. B. Case No. ZOA-OI-0l: An ordinance amending Article II of Chapter 26 of the Wheat Ridge Code of Laws concerning the addition of a Conservation Zoning District. Gerald Dahl, City Attorney, reviewed the proposed ordinance as contained in the staffreport. He asked the Commission to consider this ordinance as it relates to the greenbelt. If the greenbelt were rezoned to a conservation district under the proposed ordinance, there would be some uses that would not be allowed such as benches, parking lots, bathrooms, kiosks, etc. Caution must be exercised in adding uses to the ordinance that would result in a public park zone rather than a conservation district. Chair McNAMEE asked ifthere were any individuals present who wished to address this ordinance. Hearing no response, she closed the public hearing. Commissioner COLLINS commented that the proposed ordinance, even though there are some flaws, is better than R-3 zoning for the greenbelt. In response to a question from Commissioner THOMPSON, Mr. Dahl replied that property owners have options of placing conservation easements on their property: leaving the property unimproved regardless of zoning or requesting a conservation district zone. Commissioner THOMPSON expressed concern about control of noxious weeds in conservation areas. Mr. Dahl will check to see if this is covered in the weed ordinance. Commissioner GOKEY suggested that the word "pristine" be used to describe property that can be zoned as conservation district. He expressed concern that once a property is zoned as conservation, it would be difficult to have it rezoned for any other reason. Mr. Dahl explained that this zoning is no different than any other where a property owner can request a rezone. Commissioner GOKEY also expressed concern about a possible mass rezone to conservation district. Mr. Dahl commented that a city cannot downzone to leave a property with no economic benefit. He also advised that the ordinance could contain wording that property can only be changed to conservation at the owner's initiation. Chair McNAMEE expressed concern about the possibility that benches, trails, etc., would not be allowed in the greenbelt under this ordinance. Commissioner THOMPSON stated that she Planning Commission April 5, 2001 Page 6 did not believe the greenbelt and Lena Gulch would fall under the intent of this ordinance and suggested that the greenbelt could be designated as a combination of conservation area and park. Commissioner COOPER expressed concern about spot zoning conservation areas. Commissioner GOKEY suggested a provision for public use that would still adhere to guidelines of a conservation district. Mr. Dahl replied that if the land is publicly owned, provision could be made to have additional amenities as long as they are accessories and not dominant on the landscape, for example, trails, etc. It was moved by Commissioner GOKEY and seconded by Commissioner MILLER that this ordinance be tabled, redrafted and presented for consideration at a future date. Commissioner COLLINS offered an amendment to include private property guidelines as well as city-owned property guidelines in the redrafted ordinance. The amendment was accepted by Commissioners GOKEY and MILLER. The motion passed 7-0 with Commissioner SNOW absent. 8. OLD BUSINESS There was no old business to come before the Commission. 9. NEW BUSINESS A. Ancillarv Dwelline: Units - Gerald Dahl introduced this item. He referred to the memorandum from Alan White contained in the staff report which explained that City Council has given direction to staff to find a way to deal with second living units within residential structures when located in a single family zone district. The memorandum contained five options for the Commission to consider. Discussion points included: . Second living units in single family zone districts ruin the integrity of the zone district. . The city is usually not aware of these units until they are reported for some reason. . Enforcement is extremely difficult. . People purchase these properties and are not aware they are illegal. Sometimes this is the fault of the realtor. . Education is important to make realtors, homebuyers and homeowners aware of the zoning regulations. Some people assume that R-2 means you can automatically have two dwelling units in one structure. The CAP Newsletter would be a good vehicle for this education. . Grandfathering would only reward people for doing something wrong in the past and ignorance of the law is no excuse. However, there are times when compassion must be exercised depending on extenuating circumstances. Planning Commission April 5, 200 I Page 7 . Consideration could be given to enforcing changes when the property changes hands. The Commission reached a consensus to support option no. 5 in the memorandum that is to stay the course. The city would continue to require owners to prove the second unit was lawfully established. If no proof was provided, the unit would need to be removed or the structure altered so that it was not a separate unit. However, situations should be considered on a case by case basis and extenuating circumstances should be taken into account. B. Comurehensive Plan - Commissioner THOMPSON suggested that the color designated on the Comprehensive Plan for Foothills Academy is in error and should be changed. This should be changed from red (Community Commercial Center) to yellow (single family - not to exceed 6 du's/acre) to match surrounding properties. Meredith Reckert suggested that this change be considered during the annual review of the Comprehensive Plan. 10. COMMISSION REPORTS There were no commission reports. 11. COMMITTEE AND DEPARTMENT REPORTS There were no committee or department reports. 12. ADJOURNMENT It was moved by Commissioner GOKEY and seconded by Commissioner COLLINS to adjourn the meeting at 10:20 p.m. The motion passed unanimously. tho. j;'(J/J !l1'1)~o MARIAN McNAMEE, Chair------ Planning Commission April 5, 2001 Page 8