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HomeMy WebLinkAbout03/02/2006 CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting March 2, 2006 ORIGINAL 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair McMillin at 7:07 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. . 2. ROLL CALL Commission Members Present: Anne Brinkman Jim Chilvers John McMillin Phil Plummer Cassie Spaniel Kim Stewart Scott Wesley Commission Members Absent: Jerry Scezney Staff Members Present: Meredith Reckert, Sr. Planner Travis Crane, Planner Ann Lazzeri, Recording Secretary 3. PLEDGE OF ALLEGIANCE Following is the official set of Planning Commission minutes for the public hearing of March 2, 2006. A set of these minutes is retained both in the office of the City Clerk and in the Community Development Department of the City of Wheat Ridge. 4. APPROVE ORDER OF AGENDA It was moved by Commissioner PLUMMER and seconded by Commissioner STEWART to approve the order of the agenda as presented. The motion passed unanimously. . 5. APPROVAL OF MINUTES - February 16, 2006 It was moved by Commissioner PLUMMER and seconded by Commissioner WESLEY to approve the minutes of February 16,2006 as presented. The motion passed 6-0 with Commissioners SPANIEL abstaining and Commissioner SCEZNEY absent. 6. PUBLIC FORUM There was no one to address the Commission at this time. Planning Commission March 2, 2006 Page I 7. PUBLIC HEARING A. Case No. WZ-05-13: An application filed by Jefferson County Housing Authority for . approval of a rezoning from Residential-Two to Planned Residential Development and approval of an outline development plan for properties located at 7671 West 32nd Avenue and 3299 Wadsworth Boulevard. This case was presented by Travis Crane. He entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. He reviewed the staff report and digital presentation. Commissioner WESLEY asked if a mediation report was available from the second neighborhood meeting. Travis Crane replied that this report had not yet been received. Commissioner WESLEY asked if the school district had been contacted in regard to the proposed project's impact on schools. Travis Crane replied that the school district was not contacted as part of the outline development plan but could be done as part of the final development plan. He commented that the proposed development should not have a significant impact on nearby schools. In response to a question from Commissioner McMILLIN, Travis Crane explained that some of the units to the north which are zoned R-3 exceed today's density requirements. These units were built under earlier regulations and have been grandfathered. Chair McMILLIN asked to hear from the applicants. Tom Klein 1215 Elati, Denver Mr. Klein was sworn in by Chair McMILLIN. He stated that Will Johnson from LSC Traffic Engineers and Bill Willis from Martin & Martin were also present to answer questions. He then introduced Alan Feinstein from the Jefferson County Housing Authority. Alan Feinstein 7770 West 110th Avenue, Westminster Mr. Feinstein, representing the Jefferson County Housing Authority, was sworn in by Chair McMILLIN. He reviewed the purpose and objectives of the Housing Authority. This project would offer opportunity for home ownership especially for work force housing in Wheat Ridge. He referred to an article in the Denver Post business section on the need for work force housing. He stated that Jefferson County Housing Authority is a nonprofit agency and has recently worked with the Wheat Ridge Housing Authority to provide home ownership through three townhome rehabilitation projects. He entered a letter of support from a major employer in Wheat Ridge into the record. In response to a question from Commissioner WESLEY, Mr. Feinstein stated that these units would probably sell in the neighborhood of $180-190,000. Planning Commission March 2, 2006 Page 2 In response to a question from Commissioner STEWART, Mr. Feinstein stated that deed restrictions would be in place to prevent the units from ever being rented out. Commissioner CHlL VERS asked how much of a subsidy the county would be paying on these units. Mr. Feinstein replied that the land was purchased through a grant of $800,000 and they plan to build 42 units. In response to a question from Commissioner BRINKMAN, Mr. Feinstein stated that once 75% of the units have been sold, Jefferson County Housing Authority would turn control over to the development's homeowners association. In response to questions from Commissioner McMILLIN regarding a timeline, Alan Feinstein estimated approximately one year to date of completion; however, this would be market driven. Commissioner STEW ART asked about provision for play areas in the development. Tom Klein returned to the podium to state that internal open space and play areas would be finalized and included in the final development plan. He further stated that the ditch running through the area provides opportunity for pedestrian and bike paths to connect to open space. He also commented that there are parks and open space on the north of the proposed project and on the east side of Wadsworth. In response to a question from Commissioner McMILLIN, Mr. Klein stated that the ditch company had not been contacted regarding the use of the easement for paths. Mr. Klein reviewed access, internal circulation, internal open space and drainage for the project. The existing curb cut on Wadsworth would not be utilized for access to the project and would be used for emergency access only. This site would be accessed from Hilltop Apartments and the second curb cut on 32nd A venue would not be utilized for this project. Will Johnson 1889 York Street, Denver Mr. Johnson, ofLSC Traffic Engineers, was sworn in by Chair McMILLIN. Due to concern expressed at the neighborhood meetings, LSC did an additional traffic study. Traffic counts were taken through the period of February 21 through February 27 which included a weekend count. These counts had not increased since those done in September. Commissioner BRINKMAN asked about traffic backup for eastbound 32nd A venue turning onto Wadsworth, Mr. Johnson said at peak time, the furthest back-up was six to eight vehicles. Commissioner WESLEY asked if there was a process for citizens to follow to make a request to CDOT for a turn light. Travis Crane stated that the city traffic engineer could make a recommendation to CDOT. Planning Commission March 2, 2006 Page 3 Commissioner STEWART questioned the number of trips generated in and out of the development. She commented that 19 trips generated by 42 units seemed to be unrealistic. Mr. Johnson stated these numbers were arrived at using figures from national traffic studies. The study takes into account that people leave for work at different times. (Chair McMILLIN declared a recess at 8:08 p.m. The meeting was reconvened at 8:17 p.m.) Chair McMILLIN invited public comment at this time. Paul Diebert 3225 Yarrow Court Mr. Diebert was sworn in by Chair McMILLIN. He stated that he has lived in the area for 39 years and was opposed to the project. He expressed concern about the density and did not believe the development would be compatible with the area. Present density is already higher than allowed by present law. The income levels targeted by the development are at the lowest end of what the revitalization plan calls strong households. Traffic is a big concern, especially turning onto Wadsworth from 32nd Avenue. He has talked with CDOT and was told that a turn light is not warranted at 32nd and Wadsworth. He stated that the traffic study did not count those people leaving on Allison or Yarrow. He did not think a pedestrian path along Rocky Mountain Ditch would be feasible. He also expressed concern about security and noise. Greg Parsons 3270 Zephyr Court Mr. Parsons was sworn in by Chair McMILLIN. He agreed with statements made by Mr. Diebert and also expressed his opposition to the project. He expressed concern about the high density and increased traffic. If the units were built, there would be 75 housing units (including adjacent development) using one access point from 32nd Avenue. AI Hobbe 4030 Willow Way, Denver Mr. Hobbe was sworn in by Chair McMILLIN. He stated that he was neither opposed nor in favor of the project. He stated that he owns property adjacent to the subject area that has two curb cuts onto Wadsworth and wondered why no one had approached him regarding purchase of this property which could possibly solve the access problem to the proposed development. In response to a question from Commissioner McMILLIN, Travis Crane stated that it would be up to the applicant to talk with Mr. Hobbe about purchasing the property; however, CDOT reviews curb cuts upon changes of use and could possibly close the present curb cuts. Meredith Reckert commented that if CDOT did allow a curb cut, it would probably be right-in, right-out only. Alan Feinstein returned to the podium to state that he was aware of Mr. Hobbe's property and had spoken with him in the past; however, the Housing Authority is on a limited budget which only allows what has been presented in the proposal. Planning Commission March 2, 2006 Page 4 Ed Serpozo 3363 Yarrow Court Mr. Serpozo was sworn in by Chair McMILLIN. He expressed concern that the proposed project would worsen an already pOOl' water pressure situation in the area. He was also concerned about. storing snow from snow removal in a very dense area. He did not believe the project would benefit Wheat Ridge. He preferred to see duplex units built on the property. He was concerned that the high density units would decrease property values in the area. Bill Willis 2130 Ellis Court, Lakewood Mr. Willis was sworn in by Chair McMILLIN. He stated that an additional loop would be added to supply water to the development. The water and sewer departments have indicated that they would be able to adequately provide water and sewer services to the proposed development. Martha Cerrone 3373 Yarrow Ct. Ms. Cerrone was sworn in by Chair McMILLIN. She expressed concern about traffic problems that are made worse by the bus pull-overs. This affects traffic on 3Znd A venue on both sides of Wadsworth. She commented that the Rocky Mountain Ditch is unsafe for children because the water is very swift. She didn't believe the ditch company would approve walkways along the ditch. Chair McMILLIN asked if there were other members of the public who wished to address this matter. Hearing no response, he closed the public hearing. Commissioner PLUMMER stated that he would vote against the proposal because he didn't believe it would be compatible with the neighborhood or the recent recommendations for increasing the amount of strong households in Wheat Ridge. Commissioner WESLEY commented that he liked the fact that this project would help people buy their first home. However, traffic on 32nd A venue is a major concern. Commissioner CHlL VERS stated that he would vote against the proposal because it would not benefit the city. Commissioner McMILLIN commented that the project would help people buy their first home. There is adequate buffering between the proposed and existing housing units. Traffic is a concern and it would have helped to have an access from Wadsworth. Commissioner STEWART stated that she had mixed feelings about the project. She had concerns with the density issue. The price is right for families starting out with their first home. She expressed concern about parking within the development and adequate facilities for children. She did not believe the project fit within the 20Z0 goals. Planning Commission March 2, 2006 Page 5 It was moved by Commissioner PLUMMER and seconded by Commissioner CHIL VERS to recommend denial of Case No. WZ-05-13, a request for approval of a rezoning from Residential Two to Planned Residential Development and an Outline Development Plan for properties located at 3299 Wadsworth Boulevard and 7671 West 32nd Avenue for the following reasons: 1. This is a high-density project that is not compatible with the existing neighborhood. This is not a reason to degrade the neighborhood from R-2 zoning. 2. This project is not compatible with the recent 2020 Plan that recommends more strong households to upgrade Wheat Ridge. 3. This area has a high vacancy rate in both homes for sale and units for rent in the Jefferson County-Wheat Ridge area. There are plenty of houses for young people to purchase a starter home. The motion passed 4-3 with Commissioners WESLEY, McMILLIN and BRINKMAN voting no. Commissioner WESLEY moved and Commissioner STEW ART seconded to make a recommendation that the city traffic engineer look at the intersection of 32nd and Wadsworth and make a recommendation to CDOT to install turn signals at this intersection. The motion passed 4-3 with Commissioners BRINKMAN, PLUMMER and CHIL VERS voting no. 8. OLD BUSINESS . Meredith Reckert gave a brief update on historic designation developments with the Olinger property at 29th and Wadsworth. 9. NEW BUSINESS . Travis Crane asked if the Commission would like to meet on March 30th in order to hold another workshop on the 3-Mile Plan. There was a consensus to hold the work session on March 30th. Commissioner McMILLIN commented that lighting at the Phillips 66 station at 32nd and Wadsworth doesn't seem to be contained within the perimeter. Travis Crane replied staff would look into this. Commissioner BRINKMAN informed the Commission that she would not be attending the April 6th Planning Commission meeting. . . 10. COMMISSION REPORTS There were no commission reports. Planning Commission March 2, 2006 Page 6 11. COMMITTEE AND DEPARTMENT REPORTS There were no committee and department reports. 12. ADJOURNMENT It was moved by Commissioner BRINKMAN and seconded by Commissioner WESLEY to adjourn the meeting at 9:25 p.m. The motion passed unanimously. A/'/7 yJ ~0~~ Ann Lazzeri, Recording Secretary Planning Commission March 2, 2006 Page 7