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HomeMy WebLinkAbout05/19/2005 CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting May 19,2005 ORIGINAL 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair McMillin at 7:00 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 Jerry Scezney Cassie Spaniel Commission Members Absent: Kim Stewart, Scott Wesley Staff Members Present: Alan White, Community Development Director Meredith Reckert, Sr. Planner Ann Lazzeri, Recording Secretary 3. PLEDGE OF ALLEGIANCE Following is the official set of Planning Commission minutes for the public hearing of May 19, 2005. 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 SCEZNEY to approve the agenda as presented. The motion passed unanimously. 5. APPROVE MINUTES - May 5, 2005 It was moved by Commissioner CHIL VERS and seconded by Commissioner SCEZNEY to approve the minutes of May 5, 2005 as presented. The motion passed 4-0 with Commissioners SZECNEY and PLUMMER abstaining and Commissioners STEWART and WESLEY absent. 6. PUBLIC FORUM There was no one present to address the Commission during this portion of the meeting. Planning Commission May 19,2005 Page 1 7. PUBLIC HEARING A. Case No. WZ-05-05: An application filed by Michael G. Pharo Associates for approval of a rezoning from Commercial-One and Agricultural-One to Planned Commercial Development and approval of an outline development plan for properties located at 4900 and 4990 Parfet Street. This case was presented by Meredith Reckert. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. The staff report contained several findings of fact regarding this case. No recommendation was given. Commissioner CHIL VERS disclosed that he was acquainted with individuals (Michael Pharo and a couple of residents on Parfet Street) involved with this case. He did not have a business or social relationship with any of these individuals. It was determined that there was no conflict of interest and Commissioner CHIL VERS could hear the case. Commissioner CHIL VERS questioned whether the city could prohibit Medved employees and customers from parking on the street. Ms. Reckert explained that the zoning and development code requires business owners to provide parking for customers and employees on-site; however, people cannot be prevented from parking on public streets. Chair McMILLIN suggested limiting parking on Parfet to 2-3 hours. Ms. Reckert will talk to the city traffic engineer about this. . Commissioner CHIL VERS expressed concern about the effect of lighting on neighboring properties. Ms. Reckert stated that a photometric plan would be required at the time of final development plan. Commissioner BRINKMAN asked about sharing costs of drainage improvements. Ms. Reckert explained that the Columbine Basin Outfall System is a regional drainage system and therefore it would not be fair for Medved to be responsible for all drainage construction from Oak Street to the east. This drainage area is not included in the city's five year capital improvement plan. In response to a question from Commissioner SCEZNEY regarding to improvements to Parfet Street, Ms. Reckert explained that, at the time of construction, the applicant would be required to install half-width public improvements including curb, gutter and street paving. Mike Pharo 2835 West Oxford, Englewood, CO Mr. Pharo was sworn in by Chair McMILLIN. His firm prepared the outline development plan for the applicant. He presented the survey of the property and pointed out that the 100-foot strip ofland to the south where the power lines are located is owned by John Medved. Public Service Company has an easement across this land, but does not own it. He stated that the proposed addition would match existing architecture rather than the "quonset hut" configuration suggested by the Hummer Corporation. Full build-out of the property would reduce a temporary retention pond to a permanent detention pond on the east side. Planning Commission May 19, 2005 Page 2 The proposed regional drainage plan impacts the northern and eastern boundaries of the property, flowing from the northwest and outflowing to the east and is too large for any single land owner to handle. Wheat Ridge, Arvada and Jefferson County also have to be involved. He requested that the applicant be allowed to go forward with development of the property with a temporary retention pond to be in place until such time as a permanent solution can be put in place on a phased basis. He stated that he agreed with the city's findings as contained in the staff report. Mr. Pharo stated that, with the exception of an emergency, all communication with employees on the lot would be conducted by cell phone. He further stated that employee parking spaces would be designated on the lot; however, it would be impossible to totally prevent employees from parking on Parfet. A parking study will be submitted with the final development plan. Lighting plans will meet or exceed city standards. He stated that the applicant has difficulty with agreeing to dedication of a public right-of-way on the 50th A venue alignment because it is not shown on the city's Com.rrehensive Plan and the city would probably have to condemn land in order to complete 50 . He further stated that the applicant is anticipating the potential to blend right-of-way dedications for both vehicular access and drainage into a common public corridor. He is hopeful that arrangements can be made to out-flow drainage via a manmade swale under Oak Street. In conclusion, Mr. Pharo stated that the applicant will find a way to resolve the drainage situation and resolve the historic problem of parking on Parfet as much as possible. John Medved Mr. Medved was sworn in by Chair McMILLIN. He stated that his dealership is in its 18th year of operation in this location and has been a positive influence on the community not only in appearance but in drawing people to Wheat Ridge. The proposed development would provide continuity in the development of this portion of the 1-70 corridor. In response to questions from Commissioner CHIL VERS, Mr. Pharo stated that employees from the existing Hummer dealership will be moved to the new area and parking will be provided so it would not be necessary for any employees to park on Oak or Parfet. Design details are still being considered as to the conveyance methods for drainage (either enclosed or open swale.) In response to a question from Commissioner BRINKMAN, Mr. Pharo stated that none of the subject area is designated as a wetlands. Alan White stated that once the neighborhood revitalization study is complete, 50th Avenue improvements will probably be revisited. Mike Pharo returned to the podium. He suggested language in the outline development plan that the applicant acknowledges the city needs right-of-way for the 50th A venue corridor as well as the fact that there is a drainage corridor that must go through the property as well. He asked that the drainage corridor be sized in accordance with the existing 25 feet ofright-of-way as a function ofthe plan and that overlaps be allowed if possible. Planning Commission May 19, 2005 Page 3 Chuck Stiesmeyer 4990 Parfet Mr. Stiesmeyer was sworn in by Chair McMILLIN. He distributed a packet of information to staff and Commissioners which contained a copy of his verbal presentation, photos of conditions in the area, information on Hummer vehicles, and his recommendations. The packet was entered into the record and made a part of the case file. He expressed concern about safety issues in relation to speed on Parfet Street by Medved employees who use the street as a test track. Other drivers speed on this street as well. Abandoned cars are also regularly parked along Parfet. He expressed concern about the appearance of the barbed wire topped chain link fence and unmaintained trees that face his house. While front lights are directed to shine downward, lights in the back spill into the street. He also expressed concern that there is not and will not be adequate parking for employees and customers. He also commented that ifthe demand for Hummers continues to decrease, there could be a vacant building. Mr. Stiesmeyer suggested that back lot lighting be improved; speed bumps be installed on Parfet to prevent speeding; the issue of abandoned cars be addressed; Medved management instruct employees that Parfet is a residential street and shollId not be used as a test track; Medved construct an 8-foot brick fence for buffering from his house; a change in zoning should not be allowed until drainage issues are taken seriously; the proposed design should be compatible with the existing dealership; another dealership should not be allowed in this area along 1-70; and the existing ditch and willow tree should remain untouched. Finally, a proposed 60-foot right-of-way dedication on 50th would cause the street to come within 3 feet of his bedroom window. He suggested any road improvements center on Kipling to accommodate the new development going on there. He also suggested that a traffic light be installed at Parfet and 1-70 Frontage Road. Alan White commented that some ofMr. Stiesmeyer's suggestions cannot be tied to the proposed development, but could hopefully be addressed through other channels. Commissioner PLUMMER suggested prohibiting overnight parking on Parfet Street to address some ofMr. Stiesmeyer's concerns. Michael Pharo returned to podium to address comments made by Mr. Stiesmeyer. He suggested that some of his concerns could be addressed by communicating with the dealership. The trees he referred to are not located on Medved property. The Wheat Ridge police should be addressing concerns such as speeding and abandoned cars. He stated there is no corporate policy to use Parfet as a test track. The applicant will not agree to build an 8- foot brick wall. He commented that it is unfortunate that Mr. Stiesmeyer lives in a transitional area and Medved will do everything possible to be a good neighbor. (The meeting was recessed from 9:00 p.m. to 9:10 p.m.) Mr. Pharo requested that any parking time limits on Parfet be postponed until such time as the applicant has had opportunity to build adequate parking space. Chair McMILLIN commented that a condition of the last expansion in 1999 specified that parking on Parfet could occur only during construction of the expansion and that condition was Planning Commission May 19, 2005 Page 4 never met It was moved by Commissioner PLUMMER and seconded by Commissioner CHIL VERS to recommend approval of Case No. WZ-05-05, a request for approval of a zone change from Agriculture-One and Commercial-One to Planned Commercial Development and for approval of an Outline Development Plan for properties located at 4900 and 4990 Parfet Street. 1. The majority of the property under consideration was zoned from A-I to C-l in 1986. 2. The design parameters shown are generally consistent with the C-l zone district. 3. The proposed document meets all requirements for a Planned Commercial Development Outline Development Plan. 4. There has been a change in character in the area as evidenced by new commercial development occurring to the west of the property in the past seven years, an approved rezoning to PID to the north of the property in 2002 and construction of a major commercial center at 50th and Kipling. 5. Although not in conformance with the Comprehensive Plan designation, the designation of Agricultural Estate Residential did not acknowledge the presence of commercial zoning on the property. Large lot residential development is inconsistent with the trend of commercial and industrial development in the area. 6. A majority ofthe property is already zoned commercially. The proposed zone change is compatible with the surrounding area and there will be minimal adverse impacts. 7. There will be economic benefits to the community derived from the zone change. 8. Adequate infrastructure is available to serve the proposed development. 9. The change of zone will not adversely affect the public health, safety or welfare. 10. The change of zone will not create an isolated zone district. With the following conditions: 1. Employee parking for the Medved Autoplex (all three parcels) shall be accommodated on site. There shall be no exceptions. The city shall post signs prohibiting overnight parking on Parfet Street. Lighting shall be designed and located such that there shall be no light trespass onto adjacent properties or streets from pole-mounted lights, wall mounted lights and lighted signs. Apflicant shall be required to provide 30 feet of right-of-way or easement for west sot Avenue extension on the north property line and/or drainage purposes. This issue shall be resolved prior to or concurrent with the final development plan and final plat. 2. 3. 4. Commissioner BRINKMAN offered the following friendly amendment: The applicant shall discuss with Public Works and the Fire District the implementation and distribution of traffic calming devices on Parfet Street as part of the final development plan. The amendment was accepted by Commissioners PLUMMER and CHIL VERSo Planning Commission May 19, 2005 Page 5 Chair PLUMMER requested that staff advise the police department that there was much discussion and concern expressed by the Commission regarding traffic issues on parfet Street. Commissioner BRINKMAN stated that while she was in favor of rezoning the property to PCD, she was opposed to the Outline Development Plan as it stands now. She expressed concern about the open issues regarding drainage and the placing of so many conditions on an Outline Development Plan that should have been addressed ahead oftime. She would have liked to have had a better resolution to 50th A venue before it was presented. She further expressed concern about the "rushed" manner in which the application has been presented. She did not feel assured that concerns would really be addressed by the applicant. The motion failed 3-3 with Commissioners BRINKMAN, McMILLIN and SPANIEL voting no and Commissioners STEWART and WESLEY absent. 8. OLD BUSINESS . Alan White presented a brief update on the Cabela's project. 9. NEW BUSINESS . Alan White advised the Commission that decisions regarding lighting and sign regulations will wait until completion of the neighborhood revitalization plan. The final findings of the study should be complete in July. 10. COMMISSION REPORTS There were no commission reports. 11. COMMITTEE AND DEPARTMENT REPORTS There were no reports. 12. ADJOURNMENT It was moved by Commissioner PLUMMER and seconded by Commissioner CHIL VERS to adjourn the meeting at 9:40 p.m. The motion passed unanimously. ~)(~ Ann Lazzeri, Recording Secretary Planning Commission May 19, 2005 Page 6