HomeMy WebLinkAbout05/15/1997MINUTES OF MEETING
CITY OF WHEAT RIDGE PLANNING COMMISSION
. May I5, I997
I. CALL THE STUDY SESSION TO ORDER: The meeting was called to order by
Chairperson WILLIAMS at 7:30 p.m., on May 15, 1997, in the Council Chambers of the
Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
2. ROLL CALL:
MEMBERS PRESENT: Harry Williams, Chairperson
Anne Brinkman
Carl A. Cerveny
Carolyn Griffith
Jay Rasplicka
Thomas Shockley
Nancy Snow
Janice Thompson
COUNCIL MEMBERS: Dan Wilde, Mayor
Teri Dalbec
Janelle Shaver
Claudia Worth
STAFF PRESENT: Glen Gidley, Director
Planning & Development
Marilyn Gunn, Recording Secretary
PUBLIC HEARING
The following is the official copy of Planning Commission minutes for the Study Session of May
15, 1997. A copy 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.
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may
be recommended for placement on the agenda.)
A motion was made by Commissioner RASPLICKA, seconded by Commissioner SHOCKLEY
to approve the agenda as written. Approval was by consensus.
Planning Commission Minutes
May 15, 1997
Page 2
5. APPROVAL OF MINUTES
A motion was made by Commissioner SNOW, second by Commissioner BRINKMAN to
approve the Minutes as amended. Approval was met by consensus with two abstentions by
Commissioners GRIFFITH and THOMPSON.
6. STUDY SESSION ITEM
A. Case No. ZOA-47-t :, An application by the City of Wheat Ridge to consider
proposed amendments to the Wheat Ridge Code of Laws, Chapter 26,
Zoning Code, Section 24, Light Industrial District Regulations regarding
uses allowed at "Principal Permitted" and "Special Uses", City of Wheat
Ridge, County of Jefferson, State of Colorado.
City Manager Middaugh suggested that each person seated at the table introduce themselves to
others attending the Study Session as well as those in the audience. Discussion was held
regarding this case. Councilperson Dalbec presented the group with a copy of a memorandum
she prepared and a copy of an article regarding truck traffic published May 9, 1997, in the
Denver Post (copies attached for file).
City Manager Middaugh presented a brief overview of the purpose of the meeting and suggested
that the group focus on the perceived problems that need to be solved and reach consensus as to
what should occur. Technical editing will be accomplished by City Administration and the City
Attorney.
Director GIDLEY presented an overview of the proposed changes and provided maps with the
designation of the Industrial Zones. He stated that some of the areas should be zoned Planned
Industrial Zone areas. He advised the group that the City had assumed the "I" zoning from
Jefferson County. A question was posed as to if all of the "I" zoned areas were built. Director
GIDLEY advised that most are but there are a very few parcels that have not been.
Director GIDLEY advised that questions started being posed regarding "I" zoned property and
the activities thereon approximately a year ago by surrounding residential areas. A broad
discussion has taken place regarding these areas and in December, 1996, members of City
Council directed Staff to prepare a proposal for the Planning Commission to rezone all "I" zoned
properties to PID. At the January Planning Commission Study Session this proposal was
reviewed. In February, additional information was received and thought was given to rezoning
"I" zones to "Special or Conditional Uses". A Public Hearing was held and there was no one
present to speak regarding the rezoning issue. This concerned the Planning Commission and it
was suggested that a mass mailing occur so that all property owners that have an interest in the
change of "I" zoning areas would be contacted and offered the opportunity to attend a Public
•
Planning Commission Minutes
May 15, 1997
Page 3
Hearing. In April, 1997, a Public Hearing was held. A memorandum was provided by Director
GIDLEY to those in attendance which outlined and summarized the the concerns of interested
parties and provided recommendations to correct the perceived problems.
City Manager Middaugh said that everyone in attendance would like to assure quality
development and suggested that the group focus on items identified (i.e., trucks, outside storage,
etc.) that may jeopardize the desired goal.
Group discussion included topics of traffic impact, number of trucks allowed to park on site,
street repairs caused by truck traffic, residential truck traffic, truck deliveries, non-conforming
pros and cons, special use permits in general, SUP case-by-case review, conditions of
land(personal ownership, trucks/usage/industrial zoning vs C-1 and C-2 zones, pyramid zoning,
preservation of property values near and in industrial zones, Industrial Special Use Zones vs
Planned Industrial Development, clarification of permitted industrial uses to assure higher
quality businesses, outside storage, fences/fence height, impact on owners when they want to sell
their property, small businesses and the time it takes to apply for a special use permits, guidelines
for keeping property within codes and property appearances, down zoning, landscaping, possible
litigation problems, noise, and amending of ordinances. Councilperson Worth wished to clarify
that initially Council's concerns related to the industrial areas that have yet to be developed and
was not intended to cause undue stress for the current land business owners.
Chairperson WILLIAMS swore in Steve Schmitz., Economic Development Director, City of
Wheat Ridge. Mr. Schmitz addressed the industrial areas including the areas not yet developed in
the enterprise zone. He stated that he did not believe that development other than what has
akeady been established in these areas would be changing. Mr. Schmitz elaborated on the
development of Coors Glass as well as the changing of business in one area to a computer
business. He stated that it is these types of businesses he believes will continue to enter into the
future industrial zones. He encouraged the group to set or discuss specific guidelines that protect
both the mechanics and esthetics of the neighborhoods in the area. He believes that expansion of
businesses will continue into the future in the industrial areas. He stated he is receiving requests
on a regular basis for property to be used for light manufacturing/assembly, (i.e., Starguide),
which is considered to have a positive impact on the surrounding azea. He said that although
there is no single business looking for a large property to develop a large facility. However, he
suggested developing guidelines that will provide the esthetics and guidelines that will provide
future businesses with information needed prior to initiating purchase agreements. He stated that
should this be accomplished, there will be continued interest in this type of land use and will
continue to provide jobs for citizens and income for the City.
•
Planning Commission Minutes
May 15, 1997
Page 4
Several property owners were in the audience and although this meeting was a Study Session and
not a Public Hearing, members of Council and the Planning Commission felt it appropriate to
allow anyone to speak should they wish to because they had taken the time to attend the meeting.
The following were sworn in by Chairperson WILLIAMS:
Paula Vesa. 5170 Swadley Street. She expressed concern regarding fencing. She stated that she
did not like the "red" barn with a green mesh fencing which had been installed at one business by
her home. She said that a very nice stockade fence on berm was also installed and wanted to
know why this different fencing was allowed. She also expressed concern over the company's
purchase of 14 additional trucks. She questioned the cost to the citizens for the street damage
caused by the trucking company. She also wished to know what the "explosions" were which she
believed were coming from this property.
T.ee Jordan_ 5000 - 5026 Wazd 12oad. Mr. Jordan stated that he appreciated the problems that
Staff and residents are faced with. He stated that his company tries to stay within the parameters
established. He said that all of the rules and regulations that are in place currently can be very
frustrating and expensive. He felt that new businesses tend to lose interest in updating their
property because of all of the regulations which he believes creates the problem in the first place
by placing hardships on owners. He suggested that perhaps the City may have some project funds
that could be used to help out property owners. He used landscaping and setback requirements as
examples of hardship azeas. He felt that he will have built a city park by the time he is fmished
with setback and landscaping requirements. He asked that the group be considerate of both the
land owners and residents.
Charles Adamson 4725 Independence. His main concern is property values. He stated that his
business is a financial services organization and that they have invested $500,000 in OSHA
upgrades, ADA, fire department requirements, pazking lot, and landscaping. He stated that his
revenue is $2-3M a month and aggressively employs up to 200 people. He stated that there is no
cleaner business than his. His concern is with residuals the company could receive if they fell
into a different zoning such as taxes. He stated that the businesses are being subjected too many
intricacies which make having a business more difficult especially if he is rezoned.
Tnhn SilversntT, owns property at 12300 W. 49th Place, (unreadable) W. 52nd Avenue, 5140 &
5150 Swadley. He thought everything was PID. He stated that if the City has a problem with
outside storage or cleaning up that they would offer incentives. He is for the industrial land
which is needed, however, needs to include outside storage. He is concerned about property
values. However, he stated that he is in as.~:,...ent with Director GIDLEY regarding issues and
how to resolve them.
john Mover. 5000 Tabor Street. His main concern is property values. He stated that before he
Planning Commission Minutes
May 15, 1997
• Page 5
purchased his property he checked all the regulations and rules so that he was sure he could do
what he wanted to do on his property. He owns a trucking company with only one truck. He
believes that the regulations in place cover everything. He lives and works on his property. Mr.
Moyer stated that Muchando Trucking are not terrorizing the neighborhood but are routed to go
south only on Tabor and that the trucks are empty when returning to the yard. He further feels
that these trucks are not tearing up the roads. He also addressed the concern previously expressed
regarding the explosions. He stated that he contacted Mr. Muchando and that Mr. Muchando said
he has heard them as well and that they were coming from the east side of his property at the ball
fields. He said that things should be investigated before accusations are made.
Bob Hazmson, 8035 Newman Street, Arvada. He owns property on West 52nd Avenue and West
50th Place. His concerns included what to do with his property should it be rezoned and what
will be happening to Ridge Road and the affects this will have on the values of his property.
General discussion was held and included the complications of the regulations which affect the
industrial zone, PID appeazing more flexible zoning, cleaning up the language of the zoning laws
to make it easier to understand, updating specific guidelines, various trucking issues, economy
break for land/business owners, find ways to expedite the overall process, sturdier street base to
support the truck traffic, nonconforming provisions for existing trucking companies, incentives,
. number of allowable trucks, amortization, and begin an educational process for land owners and
new applicants.
Members of Council and the Planning Commission agreed with the memorandum of information
regarding this case and the recommendations proposed by Director GIDLEY. A motion was
made by Commissioner SNOW, seconded by Commissioner THOMPSON to accept Director
GIDLEY'S recommended actions to develop specific language for Item 1, Item 2, Item 3 (a) and
(b), include reasonable landscaping requirements to be added to Item 2, number of allowed
trucks, for new or future property use or expansions. Motion passed 8-0. (Excerpt as follows.)
RECOMMENDED ACTTONS
RE: Semi-trucks and Trailers
Amend all of the Commercial District Regulations and Industrial (I) Regulations
to limit the "regular parking or storage" of more than three semi-trucks and
trailers upon a properly subject to a Special use Permit. This would not apply to
semi-truck activity making deliveries or pickups. The term "regular" would need
to be defined, such as "for a time span in excess of four hours".
•
Planning Commission Minutes
May 15, 1997
Page 6
2. RE: Outside Storage
a. Amend the C-1, C-2 and I district regulations to allow (or require) taller
solid walls and fences to screen outside storage areas. Maybe up to ten
feet high.
b. Increase landscaping requirements in District I.
3. RE: Special Use Permits
a. Amend Section 26-6 to eliminate the Special Use nonconforming
provisions hence, Section 26-7, nonconforming provisions would apply.
b. Amend same to allow for a specific determination at tune of approval by
City Council that designates a specific Special Use application as either
"Property Vested" or "Owner/Applicant Vested".
7. CLOSE STUDY SESSION
8. OLD BUSINESS
9. NEW BUSINESS
10. DISCUSSION AND DECISION ITEMS
Concern was expressed regarding the lack of security in the Council Chambers and
Commissioner THOMPSON suggested that this item be looked in to. Commissioner
THOMPSON motioned, Commissioner CERVENY seconded, that Director GIDLEY be
instructed to follow through with City Council to have a security button installed which would be
tied directly to dispatch with the installation of the video/sound system should the it be necessary
to secure police assistance. Motion carried 8-0.
11. COMMITTEE AND DEPARTMENT REPORTS
12. ADJOURNMENT
Meeting was adjourned at 11:30 p.m. by consensus. (`"~~" -~-~
Marilyn Gunn, Recording Secreta~
To: City Council, Mayor, Platuung Commission, City administrator, Staff
From: Teri Dalbec
Sub}pct: The trucking cempany~ issue and the zoning code changes that
should be addressed.
The use ofSemi-truck and tractor trailers in the City of Wheat Ridge is
addressed in several sections of the zotung code with some of the same
language used an three zone categories.
Parking of more than three (3) commercial truck-tractors and or semitrailers
on any parcet or lot, where such vehicles are not related to the transportation
nods of the business conducted thereon, shall require approval of a special .
• use permit. In order io evaluate the proposal, the applicant shall submit a
site plan which adequately illustrates location and size of alt parking spaces
and drive isles and direction of traffic flow, and which shows the proposed
parking relative to existing structures as and adjacent fo the site. The imerrt
of the provision is to limit those areas in which truck-tractors and/or
semitrai}ers used in commercial venhrres may be parked, and is aot intended
to apply W arty noncommercial use of truck-tracwrs and /or semitrailers.
. Parking lot design shall meet the standards for truck tractors and
semitrailers as specified in section 26-31, Off-Sweet Parking Requirements.
Ia addition, the applicant steal! submit a report which addresses the
fol Iozcing:
1. Traffic impact to adjacent and surrounding street systems;
2. Noise ~*cnetatcd on the subject site and proposed methods of mitigating
its of~siic effects;
3. Air pollution caused by the new development and the relationship with
ambient air pollution in the surrounding area Proposed methods of
controlling or reducing air pollution that are part of the development
concept shall be described; and
4. Comparibiiity with adJacenrland uses, and proposed methods ofassrning
compatibility, such as screening, landscaping, setback of orientation.
(b) When used in subsection (2) (a) above ,the foi[ovring words shalt have
the following meanings:
1. "Truck Tractor" means any motor vehicle which is generally and
commonly designed and used to draw a semitrailer and its cargo Toad over
the public hibhw~ays.
2. "Semitrailer" means arty wheeled vehicle. without motive power, which
is designed to be used in conjunction with atruck-tractor so that some part
of its awn weight and that of its cargo load rests upon or is carried by such
•
<. tn:ck-tractor and which is generally and crommonly used to carry and
transport property over the public highways.
3. any ofsaid vehiclesshail be considered commercial when utilized with or
as part of a commercial venture.
(C) Any property upon which a specia} use is granted pursuant to subpart
(E)(2) hereof shaft be coaspicuausty pasted to indicate the aatltorirativn for
the parking of commercial truck-tractors and /or semitrailers thereon. It
shall be a violation of this Code oflaws forany commercial truck-tractor
and !or semitrailer to be parked or stored upon property not so pasted. Any
commercial truck-tractor and / or setnitraiter parked in violation of the
provisions h: reaf shall be subject to the provisions of section 13-2 of this
Code of Laws.
This tivorcling for the use ofTractor-trucks and Tractor trailers in the code is
repeated several times in the C-I, C-2, and I zones. It is difficult to
understand what is meant by the conflicting use of the word "commercial"
and the phrase "where such vehicles are nor related to the transportation
needs of the business conducted thereon". The city planning staff and the
city attorney have explained to the council that the phrae limits the
meaning of the tivhole section to only businesses where the trucks arc not
owned by the business but rather where the trucks make use of the facility
temporarily, such as a truck stop. The term "commercial" is defined in the
• Code of Laws 26-,4 Definitions Co,~...~.,,~ial " An activity which is carried
out.for monetary gain, or the use of real or personal property, including
vehicles, in such activity.
Clearly there is a conflict with the intent as stated above and the Limiting
phrase "not related to Fhe transportation needs of the business conducted
thereon." The current code could be amended by the removal of that phrase
and with the addition of an existing use clause to keep from creating
nonconforming uses. Also the wording that this is not meant to apply to
non ca,~.,.~;,,,..ial uses should be explained ardeleted. This would arrive at a
resolution for the problem of large trucking companies locating in Wheat
Ridge. It~vould give the city the opportunity to address the impacCOf
`' flocking on the community
Trucking companies also would seem to be currently in the code under
industrial as 26-24-(E) Special Uses
(4) Manufacturing, processing, warehousing or a combination thereof of the
following:
(f) trnsportation equipment
•
r.
The planning commissioir anal the coifncil also n-.ay ~.~.nt to limit the sizes
of future trucking companies by the addition of parking space requirements
etc., though this can be done through the special use permit process. There
are at least five types of trucking companies currently operating in the city:
truck stop, track driving scttooi, comrnerciat trucking cotrtpanies, gad
trucking of manufactured goods produced in Wheat Midge and hauled to
other areas. Also, the have the bringing of goods to the retail facilities and
supplies io the manufacturers, These Tatter activities are addressed in the
code under the three, (3}inicl: rule and in the parking Code X5-31 plus
numerous mentions through out the code for specific uses.
•
i
•
Friday. Mav 9, 1997
truck traffic rolling.
up miles, headaches r
Big rigs rattle serene neighborhoods
By Anne Wilde Mathews
The Wall Street Journal ..
Steve Waskow lives in idylttc
Princtiton, N.J.,~but says he might
as well be sleeping at a truck stop.
Day and night, 18•wheeters roar
phst on the two•lane road oaiside
his colonic! home.
:"The whale house trembles,"
says Waskow, a photographer, who
came back ~from'one vacation to
Fmd that his bed had moved 3 feet
from all the shaking. "I have
guests who say, 'How da qou sleep
here?"'
•Resldential America, long
spared the rumbling of big trucks,
is waking up to a new reality:
Truck traffic has jumped 50 per-
cent on town and city roads this de-
cade, Twice as fast as it has on in-
terstate highways, Federal figures
show.
' And the invasion is only? beg(n-
ning: With tfie ecanamy growing,
btg trucks will rack up a Eifth of ail
their mileage on city and suburban
streets this year, chewing up roads
ahd disturbing the peace of many
towns and communities.
'Tivcks today haul 80 percent of
all consumer goods, and the grow-
ing economy only increases the
need for more -and Easter - de-
liveries to retailers and manufac-
turers.
What's more, trucking pztteros
are changing, as; superstores cad
plants move to the'suhurbs, and as
trucking companies try to eut costs
by avoiding foil roads. "It's, quite
reasonable to expect tivck traffic
will he growiag'tn urban and sub•
urban areas. That's where the cus•
tamers are;' says Michael Jack-
son, senior vice president of the
American Trucking Associations.
But homeowners from suburban
Cleveland [o Southern California
aze already mounting a grassroots,
campaign against the industry,
pushing for everything from lower
speed limits to outright truck bans
on certaih,streeta. In the rural out-
post a.CAafiverp, Ohio, where there
are rhore:trucks;passmg through
(2,900 a dayj~thati people [n town
(2,000), town officials are trying to
bhild a special bypass route for '
trucks. In Sane Francisco, a once
obscure advocacy group called Cit-
izens for Reliable end Safe Blgh•
gays has seen its membership
shoot up 70 percent itt two years. It
now boasts 42,000 members.
"1've never seen an issue grab
the populace the way this has;'
says...Marvin_ Reed,. mayor. of
increase for the decade. By com-
parison. truck mileage on inter- j
state highways is expected to in•
crease just 20 percent from I990
through 1947, to 58 billion miles. ' '
The surge in traffic plays out dif•
ferentty from town to town. Aoa• '
Doke, Texas, for example, bas be-
come a magnet for Cractorvtrailers
now that a new cargo airport near- f
by has attracted huge warehouse
centers for such companies as Yes. '
tie SA artd Food Lion Inc.
As trucks cut through this once-
quiet Dallas bedroom community.
they leave dirt and dust that liter-
alls•coats cars along Oak Street -
so much that the [awn recently
moved to bae trucks from the Thor- t
oughfare, At the Head 2 Toe Beau-
ty Salon, owner Lau Roberts is
afraid to let customers children sit
outside."It's tike a highway:'says..,
Roberts. "It's loud and dangerous,
and really annayigg:" - ~. ~,;a~'; !"
It's costly, too. In 1994 atone,,(. =,
fractor-trailers causrod 53.9 bi}lion'
mroad-repair and building casts to ~'
local governments. according to '~
Sydec Inc., a transpottafion con- ~;.
suRing firm in Reston,.'Va. Just.';.
outside San Diego, the city of Sant '
tee, CaliE., has bees Forced to putt '.°
more police patrois'oa Missiop'
Gorge Road, a main it~toroughface~ ~:
novr Eor almost 2,800 trucks a day.
Total frost: 3250,000 a year. ,d ~:~
tp"It's cracks,.it's potholes, it'sjns3r~ .
mear:and tear,"says'Lhe suty's ~~
mayor, Jack Dale, adding thal;;aB;
the noise and pollution frotR,[ti
trpeks also has ruined his moinin~ a
job, ,:
Trucking companies insist the in•
vasion isn't their faun. Indeed, it is
consumers, not truckers, who have
caused the growth in freight.
Trucks move nearly everything
Americans eat, drink or wear, and
shoppers also are demanding up-
fo•the•minute style in the thipgs
they buy. ~ '
Retaiiets respond with'qu}cker.
turnover and greater, variety in
they offerings.. ip fora, they are,
calling for smaller,~more frequent
shipments from.irucks. The'irentl
is similar among America's manu•
factoring firms, which are cutting
back inventory and costs with the
same so-called "just•imtime"
freight deliveries.
"Everything is just moving more
quickiy;'says John M. Smith. pres-
ident and chief executive officer of
CRST International Inc.. a major
trucking company. "This is part of -
efficiency.",
be a topic, it's " cheaper Tabor and lower rents. ,
had ip with These new industral areas donR a4
Federal Ii[gh• I
ways have good access to highways,
• In some fawns, the only way to j
trvck mileage 'get to the industrial park is to go ',
Jed from 17.1 through a residential area;' says !'
to 23.6 billion John Lanigan, president of traua• j'
i•ebent'year portatioe for, Sphneider NaGOnal ~
`~: ~t?,''>:
~ 'Inc., a~. trucking giant based',iu "
y!eerd;~'rofecfs . , Greeh Bap, `Wis~•Ad(Is. Jacks',oti5ofs. '~