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HomeMy WebLinkAbout10/21/2004 CITY OF WHEAT RIDGE PLANNING COMMISSION M6~;:::;~~;:~:g OR r 61 N At 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Vice 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: Jim Chilvers John McMillin Marian McNamee Jerry Scezney Kim Stewart Scott Wesley Commission Members Absent: Phil Plununer Kevin Witt Staff Members Present: Alan White, Community Development Director 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 October 21, 2004. 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 McNAMEE and seconded by Commissioner STEWART to approve the agenda as presented. The motion passed unanimously. 5. APPROVE MINUTES - October 7, 2004 Commissioner McMILLIN requested an amendment to page 4, paragraph 6, to remove the words "he was surprised". Further, on page five, following paragraph two, add his comments as follows: "Commissioner McMILLIN commented that banners may be used as a low-cost substitute for a manufactured sign." Planning Commission October 21, 2004 Page I It was moved by Commissioner STEWART and seconded by Commissioner McNAMEE to approve the minutes of October 7, 2004 as amended. The motion passed 6-0 with Commissioners PLUMMER and WITT absent. 6. PUBLIC FORUM No one indicated a desire to speak at this time. 7. PUBLIC HEARING A. Case No. WZ-04-07: An application filed by Exempla Lutheran for approval of a rezoning from Residential-Two to Planned Hospital Development and approval of an Outline Development Plan for properties located at 8301 and 8321 West 32nd Avenue. The 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. Mr. Crane explained that the front setback on the north side of the property had been reduced from fifty to thirty feet in order to give a more cohesive feel to the overall campus. Staff s conclusion was that, while the proposed zone change is not consistent with the Comprehensive Plan, it will provide for a harmonious transition between the existing hospital and existing residential uses and therefore recommended approval ofthe application. The applicant proposes to build a freestanding hospice if the rezoning is approved. Commissioner SCEZNEY asked for clarification regarding the neighborhood meetings. Mr. Crane explained that the applicant conducted an informal neighborhood meeting without the presence of a city staff member and, therefore, there are no minutes of that meeting. It was then necessary to conduct another meeting two weeks later with staff present. No one from the neighborhood attended that meeting. Commissioner CHIL VERS noted that approval of the application would provide for many uses, including a mental facility. He asked what process the applicant would have to go through if they decided to build a mental facility ifthe use was provided on ODP, it would be allowed. Mr. Crane stated he was not sure if the state would have additional requirements for such a facility. Commissioner SCEZNY asked for clarification regarding percentage of landscaping. Mr. Crane explained that the combined properties equal approximately 5 acres. The 75% hardscape pertains to the two eastern parcels. Al Davis Sr. Director of Facilities for Exempla Health Care He stated he had nothing to add to the city's presentation. In response to a question from Commissioner McMILLIN, Mr. Davis stated that there is presently a 9-bed hospice located in Lutheran Hospital. It is planned to have 24 beds in the proposed hospice facility. Plaoning Commission October 21, 2004 Page 2 Greg Marlding MOA Architecture 1900 Wazee Mr. Markling was sworn in by Vice Chair McMILLIN. In response to questions from Commissioner SCEZNEY, he explained that approximately 40% of the facility would be used for administrative, education and home hospice functions with the remaining 60% used for in- house care. In response to a question from Commissioner McMILLIN, Mr. Markling stated that a traffic study had not been performed, but the facility would generate low traffic. He estimated 30-40 parking spaces would be used during the week. There would also be periodic deliveries to the facility from the campus side. Large vehicles would not be used for home care as staff members would use their own vehicles. In regard to landscaping, it is planned to preserve as many of the existing large trees on the western boundary of the property as possible. On the eastern boundary, there is a dense hedge of vegetation that is planned to be enhanced with additional landscaping and will be delineated on the final development plan. Commissioner SCEZNEY asked if there were plans for the north side of the subject area. Mr. Davis stated there are no present plans to use this area for anything. He further explained that the plan to build a freestanding hospice is to provide a serene atmosphere for patients and family away from the busy hospital environment. In response to a question from Commissioner McMILLIN, Mr. Davis replied that berming and extensive vegetation would be utilized to screen the facility from the cemetery across the street. Cory and Diane Job 8465 West 32Dd Avenue Cory and Dianne Job were sworn in by Vice Chair McMILLIN. Cory Job expressed concern about increased traffic at the already congested 32Dd Avenue and Lutheran Parkway intersection. He also expressed concern about speeding traffic on 32Dd Avenue. He further expressed concern about the hospital's maintenance of trees between Lutheran Hospital and his property. He stated that the hospital has not responded to his requests to maintain the vegetation closest to his property. He also indicated that he had no problem with the proposed use. Vice Chair McMILLIN asked if the Job's had contacted Wheat Ridge Code Enforcement about maintenance ofthe vegetation. Diane Job replied that they had not. Commissioner McNAMEE suggested installation of a traffic signal on 32Dd Avenue at Lutheran Parkway to help control the heavy traffic at that intersection. Alan White explained that certain warrants have to be met in order to install a traffic signal and stated that staff would investigate the situation. Commissioner WESLEY asked if a traffic study would be required. Alan White replied a traffic study would be required if future additional hospital facilities are planned. A traffic study was completed for the previously approved structure presently under construction on the Plaoning Commission October 21, 2004 Page 3 hospital campus and, as a result, a decellane was constructed on 32Dd Avenue at Lutheran Parkway. In response to a question from Commissioner SCEZNEY concerning staffing of the proposed facility, Mr. Davis stated that there would be 70 parking spaces of which 60-70% would be used for staff parking. Judy and Lawrence Ciddio 8205 West 32Dd Avenue Mr. and Mrs. Ciddio were sworn in by Vice Chair McMILLIN. Judy Ciddio expressed concerns about security to her property, especially if a mental health facility is constructed. She also stated the trees between her property and the subject area are heavily damaged and should be replaced. She also expressed concern about the sidewalk and drainage which was installed at the time the decellane was built which has caused water to spill over into her yard. She further expressed concern about the RTD bus stop which was relocated to the front of her property which caused utility poles to be pushed back into her yard eliminating parking space for her home. There is also a lot of trash associated with the bus stop. Mr. Markling returned to the podium. He stated that the decellane, RTD bus stop and utility poles were out of the hospital's control. Regarding the drainage, he stated that the final development plan would contain a drainage plan to divert drainage away from the residences. All parking is planned for the west side of the facility away from the residences. He also stated that damaged vegetation would be removed and supplemented with new landscaping. In regard to traffic, he stated the traffic impact to the area would be very minimal. Peak staffing is planned for 35 people. Commissioner CHIL VERS asked if the hospital planned to address the neighbors' concerns about the conditions of the heavy vegetation. Mr. Davis stated that, although he had not been made aware of these concerns, he would investigate and address the neighbor's problems. He stated he could not address the utility pole issue. Alan White stated that the city has no right to place utility poles on private property and he assumed these were placed in the right-of-way. Mr. Markling reiterated the hospital's position that the only intended purpose for the subject property is to build a freestanding hospice which would minimize need for security fences, etc. Having heard all public testimony, Vice Chair McMILLIN closed the public hearing. Commissioner WESLEY commended citizens for attending the meeting to discuss their . concerns and that he well understood their concerns about increased traffic. He agreed with the need for a hospice setting apart from the hospital atmosphere. He also assured the public that a use other than hospice would have to come before the Planning Commission and the City Council. Commissioner STEWART suggested the possibility of a joint meeting between affected residents and Lutheran Hospital to address some of their concerns. Commissioner McNAMEE commented that the subject application would not generate a great Plaoning Commission October 21, 2004 Page 4 amount of traffic; however, she was in favor of having the city look at the existing traffic problems that will be increased by completion of the medical buildings presently under construction on the Lutheran campus. She also commented that the proposed facility would present an improvement to the area. It was moved by Commissioner McNAMEE and seconded by Commissioner SCEZNEY to approve Case No. WZ-04-07, a request to rezone from Residential Two to Planned Hospital Development and to approve the Outline Development Plan for properties located at 8301 and 8321 West 32Dd Avenue, and the area labeled as Tract A on the ODP for the following reasons: 1. The change in zone, while not in conformance with the City of Wheat Ridge Comprehensive Plan future land use designation, will provide a harmonious transition between the existing hospital and existing residential properties. 2. The proposed use is compatible with the surrounding area and will provide a beneficial service to the citizens and patients of the Exempla Hospital facility. 3. The change of zone will not adversely affect the public health, safety or welfare. The motion passed 6-0 with Commissioners PLUMMER and WITT absent. Alan White informed those present that he would request city engineers to take a look at the drainage problem immediately. He also stated that he would look into the problem of maintenance at the bus stop. 8. OLD BUSINESS . Lighting Standards - Commissioner McMILLIN asked the status of the lighting standards. Alan White replied that the draft is before committee and hopefully can be addressed at the first December Planning Commission meeting. 9. NEW BUSINESS . Traffic on 32Dd Avenue - Commissioner WESLEY cited high school traffic, including first time drivers, along 32nd Avenue between Wadsworth and Kipling; a narrow street containing curves; an entrance to the hospital which is soon to have increased automobile traffic;' and the safety of pedestrians, including children, as his reasons for the following motion: It was moved by Commissioner WESLEY and seconded by Commissioner STEWART to request a general study of 32nd Avenue traffic issues between Wadsworth and Kipling and further request a warrant study for a traffic signal at 32nd Avenue and Lutheran Parkway. The motion passed 6-0 with Commissioners PLUMMER and WITT absent. Plaoning Commission October 21, 2004 Page 5 10. COMMISSION REPORTS . Commissioner McNAMEE thanked residents of the neighborhood for attending the hearing. 11. COMMITTEE AND DEPARTMENT REPORTS There were no committee and department reports. 12. ADJOURNMENT It was moved by Commissioner McNAMEE and seconded by Commissioner STEWART to adjourn the meeting at 8:17 p.m. The motion passed unanimously. 4:~, Planning Commission October 21, 2004 Page 6