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HomeMy WebLinkAbout11/01/2001 CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting November 1,2001 ORlGJNAL 1. CALL THE MEETING TO ORDER The regular meeting was preceded by dinner and viewing of a video entitled Managing your Public Official's Liability in the second floor conference room. This portion ofthe meeting was called to order at 6:30 p.m. by Chair McNAMEE. It was moved by Commissioner PLUMMER and seconded by Commissioner COLLINS to adjourn the meeting at 7:25 p.m. and reconvene in the Council Chambers. The regular meeting ofthe Wheat Ridge Planning Commission was called to order by Chair McNAMEE at 7:30 p.m., November 1,2001, in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 2. ROLL CALL Commission Members Present: Anne Brinkman Jerry Collins Paulette Cooper Marian McNamee Philip Plummer Nancy Snow Paula Weisz Commissioner Members Absent: Janice Thompson (excused) There was a consensus of the Commission to excuse the absences of Commissioner WEISZ on October 4 and October 18, the absence of Commissioner COOPER on October 18, and the absences of Commissioner THOMPSON on October 18 and November 1. Staff Members Present: Alan White, Planning Director Travis Crane, Planner Ann Lazzeri, Secretary 3. PLEDGE OF ALLEGIANCE The following is the official set of Planning Commission minutes for the public hearing of November 1, 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. 4. APPROVE ORDER OF AGENDA It was moved by Commissioner SNOW and seconded by Commissioner COLLINS to approve the order ofthe agenda. The motion passed 7-0 with Commissioner THOMPSON absent. Planning Commission November 1,2001 Page I 5. APPROVE MINUTES It was moved by Commissioner BRINKMAN and seconded by Commissioner COLLINS to approve the minutes. of October 18, 2001 as presented. The motion passed 7-0 with Commissioner THOMPSON absent. 6. PUBLIC FORUM There was no one to appear before the Commission. 7. PUBLIC HEARING A. Case No. WZ-OI-07: An application submitted by Semper Development for approval of a final development plan and subdivision plat for property located at 12700 West 32nd Avenue. Alan White presented this matter and requested continuance because adequate information regarding drainage had not been supplied to staff for a complete review. It was moved by Commissioner SNOW and seconded by Commissioner COLLINS that Case No. WZ-OI-07, an application submitted by Semper Development for approval of a final development plan and subdivision plat for property located at 12700 West 32nd Avenue be continued to November 15, 2001 at which time all necessary documents are to be completed. The motion passed 7-0 with Commissioner THOMPSON absent. B. Case No. ZOA-OI-04: An ordinance amending Section 26-303.A of the Wheat Ridge Code of Laws allowing Planned Residential Developments (PRD's) to be less than one acre in size. Alan White reviewed the staff report and stated that proper notice had been given for a zone change amendment. Council requested staffto prepare an ordinance to eliminate the one-acre minimum acreage requirement for a PRD so that rezoning to PRD could be requested on any size parcel. This ordinance would affect the newly formed Wheat Ridge Housing Authority in that there are occasions when the Housing Authority is interested in buying properties but they are nonconforming as to the number of units on the lot. Because they have been small lots, there has been no way to bring the lots into conformance with zoning. Commissioner SNOW questioned why someone would want to rezone a legal nonconforming use. Alan White stated that since a nonconforming structure cannot be enlarged or altered unless it is single family or duplex, this ordinance would allow a multi-family property to be brought into conformance so improvements could be made to the property. For example, the Housing Authority might want to increase the salability of a property by adding carports, etc. In response to a question from Commissioner COOPER, Alan White replied that the ordinance would be somewhat cumbersome in that zoning maps alone would no longer be sufficient to tell what the requirements are on a PRD. It would be necessary to go to additional documents such as the recorded plans, minutes, ordinances, etc. Planning Commission November 1,2001 Page 2 Commissioner SNOW expressed concern that the ordinance would allow every owner of an R- 3 lot with apartments on it to request a PRD and add a unit or two. Commissioner BRINKMAN expressed concern about opening the door for encroachment of higher density properties into residential neighborhoods. Chair McNAMEE suggested looking for another approach rather than writing a new ordinance. Commissioner BRINKMAN referred to specific densities set forth in the future land use map and expressed concern that this ordinance would bypass these limits for land use. It was moved by Commissioner SNOW and seconded by Commissioner COOPER that Case No. ZOA-OI-04 be forwarded to City Council with a recommendation that the ordinance not be passed for the following reasons: 1. The possibility of undoing the density ordinance of several years ago by allowing owners of any R-3 or R-3A property to apply for a rezoning to PRD and reinstate the undesirable excess density the ordinances were designed to change. 2. The existing nonconforming sections of the zoning ordinance or the possibility of the request for variance are adequate to deal with lots not in conformance with the current ordinance. Commissioner BRINKMAN requested a friendly amendment to add the following additional reason: 3. The Comprehensive Plan clearly denotes two different types of planned residential development, one not to exceed twelve units per acre and the other not to exceed sixteen units per acre, and the proposed ordinance would sidestep the future land use designated in the recently adopted Comprehensive Plan. The amendment was accepted by Commissioner COOPER and the motion passed 7-0 with Commissioner THOMPSON absent. C. Case No. ZOA-OI-07: An ordinance amending Article II of Chapter 26 of the Wheat Ridge Code of Laws concerning the addition of a Planned Mixed Use Development District (PMUD) This case was presented by Alan White. He reviewed the staff report and stated that proper notice had been given for the hearing of this ordinance. A development has been proposed to the city that would combine commercial on the first story with residential units above. The proposed ordinance would address such development. Commissioner BRINKMAN commented that the Comprehensive Plan supports the concept of combining commercial and residential. Planning Commission November 1,2001 Page 3 Commissioner SNOW expressed concern that the streetscape and architectural design manual contains mixed use when so much effort was put into getting rid of the multiple land use in the Comprehensive Plan. She also expressed concern about the fifty foot height limitation. A suggestion was made that wording be included to limit density to that of a PRD. Commissioner BRINKMAN asked Alan ifhe thought the height limitation would work against PMUD. He replied that it should be workable with 35 feet. In response to a question from Commissioner COOPER, Alan White stated that if a project would not fit into PRD or commercial, the PMUD would come into play. Commissioner PLUMMER suggested modifying present regulations to allow development with residences built above commercial. He would like to see the city have flexibility with this type of development without having to come up with a new ordinance. It was moved by Commissioner SNOW and seconded by Commissioner PLUMMER that the proposed ordinance not go to City Council on first reading and, in lieu of the proposed ordinance, staff bring back proposals for possible changes to the PRD or PCD, or both, that would address concerns expressed this evening and that specifically has limitations on height and density. The motion passed 7-0 with Commissioner THOMPSON absent. 8. OLD BUSINESS There was no old business to come before the Commission. 9. NEW BUSINESS A. Commissioner BRINKMAN announced that she would not be present at the next Commission meeting. B. Alan White announced that Marilynn Force has been selected as the new Economic Development Director for the city and will be starting early December. 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 SNOW and seconded by Commissioner COLLINS to adjourn the meeting at 8:40 p.m. The motion passed unanimously. ',6 ~ 1hau..10/\fY)c).. hfttOO MARIAN McNAMEE, Chair Page 4 Planning Commission November 1,2001