HomeMy WebLinkAbout03/02/17I
City of
WheatP,idge
PLANNING COMMISSION
AGENDA
March 2, 2017
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission
on March 2, 2017 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
*Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-Commission
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
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.)
5. APPROVAL OF MINUTES—February 16, 2017
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the
agenda. Public comments may be limited to 3 minutes.)
7. PUBLIC HEARING
A. Case No. MS -1607: an application filed by 38 Street, LLC, for approval of a minor
subdivision/consolidation plat for property zoned Residential -One C (R1C)located at
3330 Chase Street.
8. OTHER ITEMS
A. Planning Commission Training
9. ADJOURNMENT
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew
Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a
meeting if you are interested in participating and need inclusion assistance.
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City of
i�9r
WheatMidge
PLANNING COMMISSION
Minutes of Meeting
February 16, 2017
CALL THE MEETING TO ORDER
The meeting was called to order by Chair OHM at 7:03 p.m. in the City Council
Chambers of the Municipal Building, 7500 West 29a' Avenue, Wheat Ridge, Colorado.
ROLL CALL OF MEMBERS
Commission Members Present:
Commission Members Absent:
Dirk Boden
Emery Dorsey
Janet Leo
Scott Ohm
Amanda Weaver
Alan Bucknam
Donna Kimsey
Steve Timms
Staff Members Present: Meredith Reckert, Senior Planner
Mark Westberg, Engineering Projects Supervisor
Tammy Odean, Recording Secretary
PLEDGE OF ALLEGIANCE
APPROVE ORDER OF THE AGENDA
It was moved by Commissioner DORSEY and seconded by Commissioner
WEAVER to approve the order of the agenda. Motion carried 5-0.
APPROVAL OF MINUTES — January 5, 2017
It was moved by Commissioner DORSEY and seconded by Commissioner LEO to
approve the minutes of January 5, 2017, as written. Motion carried 5-0.
PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
No one wished to speak at this time.
Planning Commission Minutes
February 16, 2017
-1—
PUBLIC HEARING
A. Case No: WZ-16-08: An application filed by EnfiroFinance Group for approval of
a zone change from Residential -Two (R-2) to Mixed Use Neighborhood (MU -N)
for the property located at 4255 Yarrow Street.
Ms. Reckert gave a short presentation regarding the Zone Change and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case.
Commissioner LEO asked if this project falls within the Urban Renewal Area
Ms. Reckert explained the Urban Renewal area is more towards Wadsworth and
this property is just at the edge of it. This case was sent to the Urban Renewal
Director and he had no comments.
Commissioner DORSEY asked if there could be a street built to connect 42°d with
Wadsworth.
Ms. Reckert thought it highly unlikely that a street connection will be extended
from Yarro�t to Ammons but there maybe an opportunity for an extension to
ast.
the e
Mr. Westberg concurred and added that a long range planning effort could be
explored for an extension of 42°d Avenue from Wadsworth to Yarrow Street with a
possible crossover signal.
Commissioner DORSEY hoped this would alleviate some of the traffic.
Commissioner BODEN asked about the possibility of a 35 -foot structure being
built on the property and whether a 30 -foot buffer would impair Happiness
Garden's sunlight.
Ms. Reckert explained there have been and will continue to be conversations with
the City Forester, Margaret Paget, who manages Happiness Garden's regarding the
interface between the two properties. .
Commissioner OHM inquired about the zoning on Happiness Gardens.
Ms. Reckert replied that it is zoned Residential -Two (R-2).
Commissioner OHM asked if Yarrow Street is a neighborhood main street
commercial corridor. He wondered why this property being two lots deep should
be rezoned to MU -N when compared to the 38ffi Corridor, which was rezoned to
Planning Commission Minutes -2—
February
2—
February 16, 2017
MU -N and is only one lot deep. He wondered whether a zone change to
Residential -Three, (R-3) was considered.
Ms. Reckert explained that 38"' Avenue has different characteristics than 44"'
Avenue. While different zone change options were discussed with the applicant,
the zone change to MU -N was more desirable because of the shorter processing
time. .
Commissioner OHM also asked about possible installation of a traffic light at
Yarrow Street and 44"' Avenue intersection. He expressed concern with sight
distance at the intersection due to the retaining wall for the assisted living facility.
He expressed additional concern for redirected traffic once construction on
Wadsworth begins and the need for storm drainage improvements at the
Wadsworth and 44"' Avenue intersection.
Mr. Westberg stated there is no plan to extend the storm water drainage west on
44u' Avenue but there are plans to remediate drainage issues at the 44u'/Wadsworth
intersection.
Cameron Bertron, EnviroFinance Group
4601 DTC Blvd. 4130, Denver
Mr. Bertron explained to the Commission that his group specializes in Brownfield
redevelopment and remediation of contaminated sites and that they will be cleaning
this site to a residential standard, which is more intensive than the commercial
standard.
Commissioner BODEN asked again about the 30 -foot buffer and sunlight.
Mr. Bertron explained that there will be less of an impact from the structures on the
site than the 30 -foot pine trees on the eastern side of Happiness Gardens. He also
explained there will be nice open space transition to the open space on Happiness
Gardens.
Discussion continued about potential traffic and drainage impacts from the site
being developed.
Commissioner WEAVER indicated that she is in support of the zone change but
that she understands the traffic concerns. She is more concerned about the
contamination on the site and feels it needs to be remediated in an appropriate way
by a developer familiar with the procedures.
Commissioner OHM indicated his awareness of issues with remediation but is still
concerned about traffic impacting the neighborhood. He also has concerns about
mixed-use zoning being placed in neighborhoods instead of straight residential or
planned development zoning.
Planning Commission Minutes -3—
February
3—
February 16, 2017
Ms. Reckert stated that because the site is over 1 -acre, it could not be rezoned to R-
3. The Planned Development process would take longer than the mixed-use zone
change.
Mr. Westberg added that the City will be asking for traffic impact study with the
site plan and plat.
It was moved by Commissioner BODEN and seconded by Commissioner
WEAVER to recommend approval of Case No. WZ-16-08, a request for
approval of a zone change from Residential -Two (R-2) to Mixed Use -
Neighborhood (MU -N) for property located at 4255 Yarrow Street for the
following reasons:
1. The proposed zone change will promote the public health, safety, and
welfare of the community.
2. The proposed zone change is consistent with the goals and objectives of
the City's Comprehensive Plan and the Wadsworth Subarea Plan.
3. The zone change will promote redevelopment and revitalization of the
property and may serve as a catalyst for other property redevelopment or
improvements in the area.
4. The criteria used to evaluate a zone change support the request.
With the following condition:
1. Additional traffic information be submitted at the time of administrative
site plan review to determine whether the installation of a traffic signal at
the corner of 44th and Yarrow is warranted. If it is warranted, the
applicant will be responsible for the proportional share of the cost of such
signal installation.
Motion carried 4-1, with Commissioner OHM denying.
B. Case No. MS -16-04: an application filed by Regency Centers for US Retail
Partners for approval of a three -lot minor subdivision for property zoned Planned
Commercial Development (PCD) located at approximately 3400 Youngfield Street.
Ms. Reckert gave a short presentation regarding the Minor Subdivision and the
application. She entered into the record the contents of the case file, packet
materials, the zoning ordinance, and the contents of the digital presentation. She
stated the public notice and posting requirements had been met, therefore the
Planning Commission has jurisdiction to hear this case.
Dan Daly, 12498 W 35' Avenue, Wheat Ridge
Planning Commission Minutes -4—
February
4—
February 16, 2017
Mr. Daly asked what was going to be done about the traffic exiting out of the south
end of the Applewood Village Shopping Center. He feels the fueling station will
add even more traffic to the mix.
Mr. Westberg explained that as a part of the fueling station project there will be a
traffic signal installed on the south end of the shopping center at 32°d Avenue. It is
under design right now and will be installed the summer of 2017.
Doug Drnliner, 3400 Wright Street, Wheat Ridge
Mr. Druliner had three issues he was concerned about: 1) the traffic on 32°d and
Youngfield will increase with a fueling station, even though a signal might be an
improvement. 2) He was concerned whether the detention pond will be lined and
fears if the water from a storm soaks into the ground it might flood basements that
are down slope. 3) He was also concerned about a gas station being so close to a
residential area and thinks it is unfair to the residents if the gas tanks leak and seeps
into the ground and to the neighbors' properties.
Mr. Westberg explained the new signal will be coordinated with the signal at 32°d
and Youngfield and will be synchronized to accommodate vehicles together.
Regarding the storm water pond there is a water quality portion, that will drain in
40 hours and the flood portion will drain in a few hours. He stated that water
should be there no more than 2 days at a time and if there is overflow it will run out
onto 32°d Avenue. Mr. Westberg also explained that the gas tanks will be built to
current state and federal regulations.
Commissioners OHM and WEAVER reminded the audience that all of these
questions were addressed at a previous meeting for the fueling station and this
meeting is to consider the subdivision plat.
It was moved by Commissioner DORSEY and seconded by Commissioner
LEO to approve Case No. MS -16-04, a request for approval of a three -lot
subdivision plat for property generally addressed as 3400 Youngfield Street,
for the following reasons:
1. All requirements of the subdivision regulations have been met.
2. The proposed plat will facilitate construction of the King Soopers gas
facility and detention pond for the southern portion of the center.
3. Utility districts can serve the property with improvements installed at the
developer's expense.
Motion passed 5-0.
8. OTHER ITEMS
Planning Commission Minutes - 5—
February 16, 2017
Mr. Westberg announced that a new flood plain study for the Clear Creek basin might
reduce the 100 -year flows in Clear Creek by as much as 30%. This could have a
significant impact on existing houses in the flood plain. He also announced that the City
of Wheat Ridge has moved up to a Class 5 community in the Community Rating Service,
which will give residents a 25% discount with their flood insurance instead of the 20%
reduction they receive now.
Ms. Reckert let the Commission know that Community Development has two planner
vacancies but are in the process of interviewing to replace the Planning Technician.
9. ADJOURNMENT
It was moved by Commissioner DORSEY and seconded by Commissioner BODEN
to adjourn the meeting at 8:39 p.m. Motion carried 5-0.
Scott Ohm, Chair Tammy Odean, Recording Secretary
Planning Commission Minutes
February 16, 2017
6—
♦���
City of
WheatJge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission
DATE OF MEETING:
CASE NO. & NAME:
ACTION REQUESTED:
CASE MANAGER: Meredith Reckert
March 2, 2017
MS-16-07/Mann
Approval of a two -lot minor subdivision
LOCATION OF REQUEST: 3330 Chase Street
PROPERTY OWNER: 38 Street, LLC
APPROXIMATE AREA: .29 acres
PRESENT ZONING: Residential -One C (R-1 C)
COMPREHENSIVE PLAN: Neighborhood
ENTER INTO RECORD:
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE DIGITAL PRESENTATION
Planning Commission
MS-16-07/Mam
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is requesting approval of a two -lot minor subdivision plat on property zoned
Residential -One C (R -1C). The purpose of the subdivision is to consolidate parcels to create two new
single-family development sites.
A neighborhood meeting is not required for a subdivision plat. Because this plat involves four parcels,
Planning Commission is the final authority on the land use approval.
II. EXISTING CONDITIONS/PROPERTY HISTORY
Subject property
The property is located on the east side of Chase Street, north of 33`d Avenue. The subject property
was platted in 1889 via the Columbia Heights Subdivision which subdivided the area bounded by
Sheridan on the east, Depew on the west, 32°d on the south and 351' on the north into lots measuring
25' x 125'. As a result, the home sites in this area are comprised of several of the parcels from the
Columbia Heights Subdivision. (Exhibit 1, Columbia Heights Plat)
In this case, 3330 Chase consists of Lots 15, 16, 17, and 18 of the Block 7. An existing house built in
1909 and a large accessory structure were recently demolished but are viewable in the attached aerial
photo. The subject property is 12,500 square feet (0.29 acres) in size. (Exhibit 2, Aerial Photo)
Adjacent zoning and land use
The zoning in the area is largely Residential -One C (R -1C) and Residential -Three (R-3). (Exhibit 3,
Zoning Map) The subject property is zoned R -1C. The surrounding area is largely comprised of
single-family homes and apartment buildings. (Exhibit 4, Site Photos)
III. SUBDIVISION PLAT
Attached is a copy of the proposed plat, which contains two sheets. (Exhibit 5, Plat)
Sheet 1 is the declaration page and contains the legal description, required signature blocks for
property owners, and recording block and notes.
Sheet 2 illustrates the new lot configuration with the two parcels. The plat essentially combines the
northern two lots (Lots 15 and 16) into Lot 1 and the southern two lots (Lots 17 and 18) into Lot 2.
Both parcels meet or exceed the R- 1C lot size and width requirements of 5000 square feet and 50',
respectively. See below. No right-of-way dedications were required with this plat.
Planning Commission
MS-16-07/Mann
R -1C Development Standard
Lot 1
Lot 2
Lot width = 50'
50.04'
50.05'
Lot area = 5000 square feet
6255 square feet (.1436 acres)
6255 square feet (.1436 acres)
Staff concludes that the proposed new lots are consistent with the lot width and size requirements in
the R -1C zone district and that all requirements of the subdivision regulations contained in Article IV
of Chapter 26 have been met.
IV. AGENCY REFERRALS
All affected service agencies were contacted regarding the plat document and their ability to serve the
property. The developer will be responsible for any needed upgrades to accommodate the proposed
development. Specific referral responses follow.
West Metro Fire Protection District: No comments on the plat. Can serve the property with
improvements installed at the developer's expense.
Wheat Ridge Sanitation District: Has adequate capacity to accommodate development. No
comments on the plat.
Wheat Ridge Parks Department: Is requiring fees in lieu of land dedication in the amount of
$2497.29.
Wheat Ridge Police: No concerns.
Wheat Ridge Public Works: Has reviewed and approved the plat.
Xcel Energy: Can serve. No comments on the plat.
V. STAFF CONCLUSIONS AND RECOMMENDATION
Staff concludes that both of the new parcels are consistent with the lot size and width standards of the
R -1C zone district and that all requirements of the subdivision regulations have been met. Because all
internal and external agencies can provide service to the property with improvements installed at the
developer's expense, a recommendation of approval is given for Case No. MS -16-07 with one
condition listed below.
VI. RECOMMENDED MOTIONS
OPTION A:
"I move to APPROVE Case No. MS -16-07, a request for approval of a two -lot subdivision plat for
property addressed as 3330 Chase, for the following reasons:
Planning Commission
MS-16-07/Mann
1. The parcels are consistent with the R- 1C zone district regulations
2. All requirements of the subdivision regulations have been met.
3. Utility districts can serve the property with improvements installed at the developer's
expense.
With the following condition:
Fees in lieu of land dedication in the amount of $2497.29 be paid at the time of mylar submittal
for recording."
OPTION B:
"I move to DENY Case No. MS -16-07, a request for approval of a two -lot subdivision plat for
property addressed as 3330 Chase Street, for the following reasons:
2."
Planning Commission
MS-16-07/Mann
Exhibit 1 — Plat of Columbia Heights
Planning Commission
MS-16-07/Mann
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Exhibit 2 - Aerial Photo
Planning Commission
MS-16-07/1v4ann
Exhibit 3 - Zoning Map
Planning Commission
MS-16-07/1v4ann
Exhibit 4 — site photos
Planning Commission
MS-16-07/Mann
Looking east
towards property Tp
the north
Looking east
towards the subject
property
Planning Commission
MS-16-07/Mann
Looking east
towards property Tp
the south
Exhibit 5 — Plat document
Planning Commission 10
MS-16-07/Mann
OWNER'S CERTIFICATE
WE, 38 STREET LLC, A COLORADO LIMITED LIABILITY COMPANY, BEING THE OWNERS OF REAL PROPERTY
CONTAINING 0.2872 ACRES DESCRIBED AS FOLLOWS:
ALL OF LOTS 15 THROUGH 18 INCLUSIVE OF BLOCK 7 OF COLUMBIA HEIGHTS, LYING WITHIN THE NORTHEAST
QUARTER (NE 1/4) OF SECTION 25, TOWNSHIP 3 SOUTH, RANGE 59 WEST OF THE SIXTH PRINCIPAL
MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER (NE 1/4), FROM WHENCE THE
SOUTHEAST CORNER OF SAID NORTHEAST QUARTER (NE 1/4) BEARS NORTH 8941'42" EAST A DISTANCE OF
2645.71 FEET, WITH ALL BEARINGS HEREIN RELATED THERETO -
THENCE NORTH 630547" EAST, 1877.61 FEET TO THE SOUTHWEST CORNER OF SAID LOT 18, AND BEING
THE POINT OF BEGINNING;
THENCE ALONG THE WEST LINE OF SAID BLOCK 7, NORTH 007443" WEST, 100.09 FEET TO THE NORTHWEST
CORNER OF SAID LOT 15,•
THENCE ALONG THE NORTH LINE OF SAID LOT 15, NORTH 8948'12" EAST, 125.00 FEET TO THE NORTHEAST
CORNER OF SAID LOT 15, AND BEING THE WEST LINE OF A 16' WIDE PUBLIC ALLEY.
THENCE ALONG SAID WEST LINE OF SAID PUBLIC ALLEY, SOUTH 0074'43" EAST, 100.06 FEET TO THE
SOUTHEAST CORNER OF SAID LOT 18,•
THENCE ALONG THE SOUTH LINE OF SAID LOT 18, SOUTH 894726" WEST, 125.00 FEET TO THE POINT OF
BEGINNING.
CONTAINING 12,510 SQUARE FEET OR 0.2872 ACRES OF LAND, MORE OR LESS.
HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE
NAME AND STYLE OF 'VANN CONSOLIDATION" A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE,
COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE
PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF
WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES
THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION,
OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES THIS INCLUDES BUT IS NOT LIMITED
TO TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM
WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO.
FOR: 38 STREET LLC, A COLORADO LIMITED LIABILITY COMPANY
40
DANNY MIDDLETON, MANAGER
MANN CONSOLIDATION
vvImmuff �, �, ,
`1 M •
NOTARY ACKNOWLEDGMENT VICINITY MAP
Scale: 1 =ZooO
STATE OF )
SS PLANNING COMMISSION CERTIFICATION
COUNTY OF )
APPROVED THIS DAY OF , 20 , BY THE WHEAT RIDGE PLANNING COMMISSION.
THE FOREGOING CERTIFICATE OF DEDICA770N AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
2017, BY
CHAIRPERSON
NOTARY PUBLIC
MY COMMISSION EXPIRES CITY CERTIFICATION
ADDRESS OF NOTARY- APPROVED THIS _____ DAY OF ----------------- 20 ___, BY 7HE CITY OF WHEAT RIDGE.
ATIES T
CITY CLERK MAYOR
Iw_\LNIDl9F-4m1/c\:INV
STATEMENT OF ACCURACY
THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HA RN STATE PLANE
COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07
U.S. SURVEY FEET AT THE 959 CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPATIAL POSITIONING ACCURACY
STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGDC-STD-007.2-1998).
COMMUNITY DEVELOPMENT DIRECTOR
DIRECTOR OF PUBLIC WORKS
F.MKil• ::
NORTH 894142" EAST, BEING THE BEARING OF THE SOUTH LINE OF THE NORTHEAST QUARTER (NE 1/4) OF
SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AS DEFINED AND
MEASURED BETWEEN THE MONUMENTS FOUND AND SHOWN HEREON.
SURVEYOR'S NOTE
PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND
SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIV/DED BY 12 U.S. SURVEY FEET
ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY. "
GENERAL NOTES
1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN
THIS SURVEY W1 THIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY
ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE
DATE OF THE CERTIFICATION SHOWN HEREON.
2 THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY POWER SURVEYING CO., INC. FOR INFORMATION
REGARDING BOUNDARY, EASEMENTS AND TITLE, POWER SURVEYING CO., INC. RELIED UPON THE FOLLOWING
TITLE POLICY ISSUED BY COMMONWEALTH LAND TITLE INSURANCE COMPANY.•
POLICY No. CO-FFAH-IMP-81306-1-16-H0482889, W/TH AN EFFECTIVE DATE OF OCTOBER 7 2016 AT
8.• 32 A.M.
J. FLOOD ZONE DESIGNATION.• THE SUBJECT PROPERTY LIES ENTIRELY WITHIN ZONE X (AREAS DETERMINED
TO BE OUTSIDE THE 0.27 PERCENT ANNUAL CHANCE FLOODPLAIN), AS SHOWN ON FEMA F.I. R. M. MAP
108059 C 0218F, W1TH AN EFFECTIVE DATE OF FEBRUARY 5, 2014.
4. FIELD SURVEY COMPLETION COMPLETION DA TE.- OCTOBER 21. 2016.
5. THE SUBJECT PROPERTY CONTAINS 12,510 TOTAL SQUARE FEET OR 0.2872 ACRES OF LAND, MORE OR
LESS
6. ALL DISTANCES FOR THIS PLAT ARE SHOWN USING (GROUND) MODIFIED STATE PLANE MEASUREMENTS
(U.S. SURVEY FEET ROUNDED TO THE NEAREST 0.01) CONSISTENT WITH THE CURRENT CITY DATUM.
o. THE CURRENT CITY DATUM COORDINATE SYSTEM USED /S A GROUND-BASED MODIFIED FORM OF THE
NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502.
b. VERTICAL DA TUM USED IS THE NORTH AMERICAN VERTICAL DA TUM OF 1988 (NA VO88).
c. GROUND TO GRID COMBINED SCALE FACTOR IS 0.999 74 7803, SCALED FROM BASE POINT PHA CI
(PERMANENT HIGH ACCURACY CONTROL POINT #1) HAVING THE FOLLOWING NA D83192 STATE PLANE
COORDINA TES•
PHACI:NORTHING: 1701258.75, EASTING.• 3118217.58, ELEVATION.• 5471.62 FEET
SURVEYOR'S CERTIFICATE
4 RICHARD B. GABRIEL, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF 'MANN
CONSOLIDATION" WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY
KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES,
CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY.
RICHARD B. GABRIEL, P.L.S.
COLORADO LICENSE NO. 37929
FOR AND ON BEHALF OF POWER SURVEYING COMPANY, INC.
150 W. 84TH A VENUE
THORNTON, CO 80260
(303) 702-1617
www.powersurveying.com
COUNTY CLERK AND RECORDER'S CERTIFICATE
STATE OF COLORADO )
)SS.
COUNTY OF JEFFERSON )
I HEREBY CERTIFY THAT THIS PLAT WAS FILED IN THE OFFICE OF THE CLERK AND RECORDER OF
JEFFERSON COUNTY
AT ________ O'CLOCK ___. M. ON THE _____ DAY OF -------------------- 2017 A.D., IN
BOOK , PAGE , RECEPTION No. ______________________.
JEFFERSON COUNTY CLERK AND RECORDER
C%3I
Case History
MS -16-07
DEPUTY
AREA (SF)
AREA (AC)
LOT 1
6,255
0.1436
LOT 2
6,255
0.1436
TOTAL
12,510
0.2872
STATEMENT OF ACCURACY
THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HA RN STATE PLANE
COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07
U.S. SURVEY FEET AT THE 959 CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPATIAL POSITIONING ACCURACY
STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGDC-STD-007.2-1998).
COMMUNITY DEVELOPMENT DIRECTOR
DIRECTOR OF PUBLIC WORKS
F.MKil• ::
NORTH 894142" EAST, BEING THE BEARING OF THE SOUTH LINE OF THE NORTHEAST QUARTER (NE 1/4) OF
SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AS DEFINED AND
MEASURED BETWEEN THE MONUMENTS FOUND AND SHOWN HEREON.
SURVEYOR'S NOTE
PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND
SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIV/DED BY 12 U.S. SURVEY FEET
ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY. "
GENERAL NOTES
1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN
THIS SURVEY W1 THIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY
ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE
DATE OF THE CERTIFICATION SHOWN HEREON.
2 THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY POWER SURVEYING CO., INC. FOR INFORMATION
REGARDING BOUNDARY, EASEMENTS AND TITLE, POWER SURVEYING CO., INC. RELIED UPON THE FOLLOWING
TITLE POLICY ISSUED BY COMMONWEALTH LAND TITLE INSURANCE COMPANY.•
POLICY No. CO-FFAH-IMP-81306-1-16-H0482889, W/TH AN EFFECTIVE DATE OF OCTOBER 7 2016 AT
8.• 32 A.M.
J. FLOOD ZONE DESIGNATION.• THE SUBJECT PROPERTY LIES ENTIRELY WITHIN ZONE X (AREAS DETERMINED
TO BE OUTSIDE THE 0.27 PERCENT ANNUAL CHANCE FLOODPLAIN), AS SHOWN ON FEMA F.I. R. M. MAP
108059 C 0218F, W1TH AN EFFECTIVE DATE OF FEBRUARY 5, 2014.
4. FIELD SURVEY COMPLETION COMPLETION DA TE.- OCTOBER 21. 2016.
5. THE SUBJECT PROPERTY CONTAINS 12,510 TOTAL SQUARE FEET OR 0.2872 ACRES OF LAND, MORE OR
LESS
6. ALL DISTANCES FOR THIS PLAT ARE SHOWN USING (GROUND) MODIFIED STATE PLANE MEASUREMENTS
(U.S. SURVEY FEET ROUNDED TO THE NEAREST 0.01) CONSISTENT WITH THE CURRENT CITY DATUM.
o. THE CURRENT CITY DATUM COORDINATE SYSTEM USED /S A GROUND-BASED MODIFIED FORM OF THE
NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502.
b. VERTICAL DA TUM USED IS THE NORTH AMERICAN VERTICAL DA TUM OF 1988 (NA VO88).
c. GROUND TO GRID COMBINED SCALE FACTOR IS 0.999 74 7803, SCALED FROM BASE POINT PHA CI
(PERMANENT HIGH ACCURACY CONTROL POINT #1) HAVING THE FOLLOWING NA D83192 STATE PLANE
COORDINA TES•
PHACI:NORTHING: 1701258.75, EASTING.• 3118217.58, ELEVATION.• 5471.62 FEET
SURVEYOR'S CERTIFICATE
4 RICHARD B. GABRIEL, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF 'MANN
CONSOLIDATION" WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY
KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES,
CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY.
RICHARD B. GABRIEL, P.L.S.
COLORADO LICENSE NO. 37929
FOR AND ON BEHALF OF POWER SURVEYING COMPANY, INC.
150 W. 84TH A VENUE
THORNTON, CO 80260
(303) 702-1617
www.powersurveying.com
COUNTY CLERK AND RECORDER'S CERTIFICATE
STATE OF COLORADO )
)SS.
COUNTY OF JEFFERSON )
I HEREBY CERTIFY THAT THIS PLAT WAS FILED IN THE OFFICE OF THE CLERK AND RECORDER OF
JEFFERSON COUNTY
AT ________ O'CLOCK ___. M. ON THE _____ DAY OF -------------------- 2017 A.D., IN
BOOK , PAGE , RECEPTION No. ______________________.
JEFFERSON COUNTY CLERK AND RECORDER
C%3I
Case History
MS -16-07
DEPUTY
NE 1/16 SEC 25, T 3S., R 69W (NOTHING
FOUND OR SET, POSITION ESTABLISHED BY
INTERSECTION OF MIDPOINTS OF QUARTER — — — — — — —
SECTION LINES)
326.23 (C) —
-T T
46
47 1
44
48
42
41
40
* W
,fel° k�G r`
_ Go30
1,4�
3
�I
37
30dH
y
�T V �
1 �'
84
8,'C11LE I'm 30' — —
30' 0 15' 30'88
FOUND i" DIAM. SPIKE
WITH FLAGGING
32
CITY OF WHEAT RIDGE
POINT 16909:
CITY OF WHEAT
RIDGE
DATUM:
N 703194.0624
_
E 123740.4785
(M)
of WHEgT
POINT OF COMMENCEMENT
y s 13Zr�%�
FOUND 3-1/4"DIA M ALUM. CAP
T3S R69W "
IN RANGE BOX, MARKED AS
C 1/4+SEC 25
SHOWN (ACCEPTED AS SW COR
9� 1986
NE 1/4 SEC 25, T. 3S, R. 6,9W)
81
30
8
60.
N63 05'4 7"EL 1877-07'(p) 28
30.00'
30'
e
7
8
8
710-
11
12
18
14
15
0
X18
18
MANN CONSOLIDATION
A CONSOLIDATION OF PREVIOUSLY PLATTED PARCELS, LYING WITHIN THE SOUTHEAST QUARTER (SE 1/4) OF THE
NORTHEAST QUARTER (NE 1/4) OF SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL
MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
SHEET 2 OF 2
W. 3 Sth AVENUE
1324.00 (R
N8950 53'E 1323 46 CJ 77
-- -- 326.00 (C) — -- -- �-
60' wide public right-of-way o
&FOUND #5 REBAR &
1-114" DIAM. YELLOW
PLASTIC CAP, PLS 8953
FOUND JJ5 REBAR&
-1/4" DIAM. YELLOW)
PLASTIC CAP, PLS 8953
47
48
45
44
48
42
41
FOUND ff5 REBAR &�
�(1-114"CDIAM. YELLOW
'G PLASTI CAP, PLS 8953
y�30
37 Z�
- Conant Zaniug R -IC _ 30 �
Currant Z,oni R 1C
N89'48'12T
LOT LINE HEREBY
VACATED BY THIS,
x,255 s. PLAT _ �o
0.1436 acres
ZONED R -1C o
LOT LINE TO o
N8947'49 REMAIN
125.00'
LOT LINE HEREBY
Ld Z VACATED BY THIS, pr
x,255 s.f PLAT
0.1436 acres h h
ZONED R -IC
S89 -4726"W 125.00'(C)
20 Currant Z,on R 1C 16
I
7-77
SOUTH LINE OF THE NE 1/4 OF SEC 25, T. 35., R. 69W.
W. 32nd AVENUE
N89 4142'E 2645.71(M)
BASIS OF BEARINGS
35
84
I
88
0
M
F
r
3
4
a
8
1 7
8
17
Currant Z,onmq R 1C _
30' 30'
81 18
60.00'
80 19
,
Currant Z,onmNgs R -1C < >8 X 1789„gs(q r2O
8g 98�R�
N 1/16 COR. SEC 25, T. 3S, R 69W. / SEC 30,
T. 3S., R 68W.) (NOTHING FOUND OR SET,
POSITION ESTABLISHED BY INTERSECTION OF
MIDPOINTS OF QUARTER SECTION LINES)
— — — — — — — — — — — —
671.23 (C)
672 00 (R)
W. 35th AVENUE
TT------ T TT---
L -------L L -------L --------- L -------L L---
--------- r -------r --------- ---
T ------G IT -------- I F --------11 17-------71 1F
L L --- ------L --------- L- 01----� L -
L------- L-- -=-- r -----------z
L------- ---
w -- B
T �-------� w r ------I '---7w
a L-- G �_L L-------� a-------� L -------L F L ---
y F Iy
3 ------- ------- W 1 r---- - -------- o f
w T------ G 7-------7 rA -• -- r-------7 F T
W L -------L IL -------LI L -------L Z L
--------4 $-------- �' 7
T------- L------- 1 00 T------- r--�
L -------L L -------L 44 L -------L IL
- -
--SIL - - - - - -- L -------L L-
IF --- r-------71 r-- --� r-------71 1F
L- ---I L -------L L --------I L -------L L ---
I I I I I I I
L- N----L-------�-------- L-------- L---
r- ---117-------71 Tr-------� r ---
L- ----L L -------L L -------L L -------L L---
W. 33rd AVENUE
CITY OF WHEAT RIDGE
POINT 16901:
CITY OF WHEAT RIDGE DATUM:
N 703208.1502
E 126386.1507
FOUND 3-1/4 ” DIAM. AL UM CAP
IN RANGE BOX, MARKED AS
SHOWN (ACCEPTED AS E 1/4 COR
SEC 25, T. 3S, R. 69W.)
OF TRq
Q<Q �kg6. 25 qoP
o
U Z
2001 r
qs N0.29� I
KEY MAP of BLOCK
Not to scale
LEGEND OF SYMBOLS & ABBREVIATIONS
O
MONUMENT FOUND, AS NOTED
SET REBAR & 1-1/2" DIAMETER YELLOW
PLASTIC CAP, PLS 37929, TYPICAL UNLESS
NOTED OTHERWISE
(C)
CALCULATED
(M)
MEASURED
16
LOT NUMBER
(R)
RECORD
EXISTING RECORD EASEMENT LINE
NEW EASEMENT GRANTED PER THIS PLAT
(DIMENSIONED IN [ ] BRACKETS)
NEW LOT LINE PER THIS PLAT
ADJOIN/NG PARCEL OR LOT LINE
CENTER LINE
— —
PUBLIC LANDS SURVEY SECTION LINE
PLAT BOUNDARY LIMITS
Case History
MS -16-07
PLANNING COMMISSION TRAINING SESSION
City Council Chambers
March 2, 2017 — 7:OOp.m.
A.
INTRODUCTIONS
1.
Staff present
2.
Purpose of the training
B.
PUBLIC HEARING CONDUCT
1.
Quasi-judicial role defined
2.
Taking testimony
• Listening
• Asking questions
o From staff
o From applicant
o From public
• Limiting off -topic testimony
3.
Making a decision
• Proper motions
• Amendments and conditions
• Findings
• Requesting findings from City Attorney
4.
Representing the City of Wheat Ridge
5.
Procedural due process
C.
EX -PARTE
CONTACT
1.
Definition
2.
With an applicant
3.
With neighbors/public
4.
Case No. WS -14-02 /Quail Hollow Subdivision — 3301 Quail Street
5.
Options and solutions
D.
OUTSIDE FACT FINDING/RESEARCH
1.
Definition
2.
Drive-by site visits
3.
Role of Staff
4.
Case No. WS -14-02 /Quail Hollow Subdivision — 3301 Quail Street
5.
Options and solutions
E. PRE -JUDGEMENT
1. Definition
2. Prior to the public hearing
. Individual pre -judgement
. Communication between members
3. During the public hearing
4. Case No. WZ-16-01 /Fountain on the Ridge — 10001 W. 32nd Avenue
5. Options and solutions
F. CONFLICTS OF INTEREST
1. Definition
2. Examples
. What it is
. What it isn't
3. Options and solutions
Disclosure
Call City Attorney
G. PLANNING COMMISSION'S LEGISLATIVE ROLE
1. Important advisor to City Council
2. Case No. ZOA-16-06/Bulk Plane
H. DISCUSSION OF PACKET ARTICLES
I. QUESTION AND ANSWERS
2
PLANNING TOOLS I BEST PRACTICES I LAW I HISTORY I RESOURCE FINDER
Nonverbal communication.can say as much as spoken words. Their body language sends a -message of exclusion and rejection.
Credibility, Respect, and Power
PLANNING COMMISSION-
ers spend a lot of time
. • • choosing the right words
to avoid sending the wrong
message, but it is equally
important to monitor the nonverbal
communication signals that accompany
your words. In fact, research shows that
more than 93 percent of communications
effectiveness is determined by eye contact,
body language, facial expressions, and
voice quality.
When you are trying to send impor-
tant messages like "I am telling you the
truth" or "I respect you," or when you are
establishing the power positions of the
parties, the nonverbal signals you send
can be even more important than the
particular words you speak.
Understanding nonverbal communi-
cation can help you monitor your own
physical cues and understand what other
people are telling you, even when they're
not speaking out loud. Here is how this
applies to planning commission meetings.
Honestly, now ...
People involved in high-tension civic
discussions often feel very distrustful,
and planning commissioners need to
carefully monitor both incoming and
outgoing nonverbal signals of honesty.
How can you tell if a witness is exaggerat-
ing or lying? How can you make sure you
aren't inadvertently sending signals of
dishonesty? Here are some tips on how to
enhance your own credibility and assess
the straight story from other people.
We are very suspicious of people who
won't look us in the eye. Speakers rated
as "sincere" make eye contact three times
more often than "insincere" speakers.
Maintaining sincere eye contact doesn't
mean staring like an unblinking lizard.
Honest speakers blink between 10 and 20
times per minute. To not appear dishon-
est, avoid excessive blinking when facing a
news camera or when sitting on a brightly
lit podium, where strong lights may natu-
rally trigger a lot of blinking.
Stress and tension can cause delicate
nerves in the face to tingle, so people who
are lying often scratch their noses, touch
their cheeks, and rub their eyes more fre-
quently than calmer, more truthful speak-
ers. The same response can also thicken
the consistency of the saliva. Stressed or
tense speakers (whether honest or dishon-
est) often lick their lips, swallow, or clear
their throats more often than relaxed and
happy speakers. Have a glass of water
available when you are making a stressful
presentation.
People with something to conceal
often hide their hands. In stressful situ-
ations, keep your hands where people
American Planning Association 41
Sen. Carl Levin (D -Mich.), former Sen. Mary Landrieu (D -La.), and Sen. Jack Reed (D-R.I.)
display varying levels of skepticism during a hearing. Landrieu, who has her mouth covered,
is the least receptive.
can see them. People who talk with their
hands are also perceived as being more
confident.
Show respect
It is easy to say you want to treat citizens
with respect, but what should you actually
do to demonstrate it?
Start by paying attention. Abandon
other activities competing for your atten-
tion. Set aside reports and turn off your
cell phone. Put your pen down as soon
as a citizen approaches the microphone
to indicate that you are now turning
your attention to the speaker. Needless
to say, turning away from the witness to
exchange private whispers or jokes with
a fellow commissioner is an obvious and
inappropriate misdirection of attention.
Leaning forward is an effective way
to convey attention to and interest in a
speaker. By inclining forward in your
chair, you create a more intimate environ-
ment between you and the speaker that
seems to exclude distractions. Leaning
back can signal that you feel distanced
from the speaker or are unwilling to get
personally interested in the issues.
No matter how big the audience is,
genuine, respectful eye contact involves
looking at one individual at a time. Select
42 Planning December 2016
Supreme Court Chief Justice John Roberts
positively reinforces his testimony during
his confirmation hearing with forceful, but
not domineering, hand gestures.
one audience member and make personal
eye contact with that citizen, then look
at another part of the audience and make
eye contact with another individual. Even
if you cannot make personal eye contact
with each person in the room, attendees
will perceive that you are respecting each
citizen as a unique individual.
We have a natural tendency to make
more eye contact with people we know
and like, and with an individual who has
asked a question and is now listening to
the answer. In an audience setting, how-
ever, looking exclusively at one person
for too long can actually send messages
of disrespect to everyone else. If you have
something to say of interest to one audi-
ence member, assume that it is of interest
to everyone, so shift eye contact regularly.
Some planning commissioners who
process information best when it is in
writing might alternate between looking
at the witness and looking at staff reports
and other printed materials, trying to link
what they are hearing to the written evi-
dence before them. Other commissioners
are such focused listeners that they need
to eliminate visual distractions that could
compete with auditory evidence. These
commissioners may close their eyes to
listen to a witness, seem to stare straight
"through" the speaker without really see-
ing anything, or gaze vaguely at their desk
or off into space. While these can be effec-
tive strategies to help commissioners bal-
ance verbal, written, and visual input, they
can send the inadvertent message that the
commissioner isn't really listening.
It is very important to keep your hands
away from your mouth whenever you are
speaking or listening. Studies have shown
that roughly three-fourths of people who
cover their mouths when: listening are
hiding thin, compressed lips that indicate
disapproval. Concealing your lips while
listening sends the signal that you dont
like the person you are listening to, that
you disagree with what is being said, or
that you don't want to be involved in the
discussion.
These negative nonverbal signals are
often accompanied by positive but insin-
cere cues such as nodding one's head or
smiling, but the rejection message always
prevails. A savvy audience can often
predict the planning commissions vote
simply by watching what happens when
various supporters and opponents are
testifying. If too many audience members
start covering their lips while you are
speaking, you aren't getting through. Take
another approach.
It is perfectly okay, though, to touch
other parts of your face while listening.
Resting your chin on your hand while
listening or touching your cheek send the
message that you are listening carefully
and trying to understand.
Powerful planning
Power is a real part of the world of plan-
ning and politics. Neighbors who feel
pushed around feel resentful and angry,
while commissioners who appear weak,
ineffective, or lacking in confidence may
be unable to achieve important civic goals.
Hands communicate power in several
ways. Powerful people speak with their
hands and point with their index fingers
while speaking. People who engage in
hand -washing motions, clutch their fin-
gers, rub the back of their necks, put their
hands in their pocket, or touch their body
or face are sending signals of nervousness
or insecurity, so be aware of what you are
doing to ensure you are sending appropri-
ate signals of confidence and authority.
It is important to keep in mind that
everyone has a sphere of personal space.
When you inadvertently invade someone's
private bubble, an individual feels threat-
ened. So when you see someone moving
closer or farther away from you, dont
automatically adjust the distance to your
own comfort level. Consider whether the
individual has moved in order to mini-
mize his or her discomfort.
Sending the right signals
While it is always important to pick one's
words carefully in the high-profile world
of planning, it is equally important to
monitor and control one's nonverbal com-
munication signals. By using nonverbal
communication skills planning commis-
sioners can enhance their statements,
better communicate with the public, and
help make the planning process more
inclusive.
—Debra Stein
Stein, who died in 2009, was president of CGA
Strategies and nationally recognized land -use
expert public affairs professional, and published
author. This article first appeared in the Fall 2006
issue ofThe Commissioner.
E
Im
o
A �
-war-..��' • �r
New technologies are being introduced into autonomous vehicles continuously, but it could
be decades before completely driverless cars are widely adopted.
Driverless Vehicles
and Your Community
MUCH HAS BEEN
written about what
might happen, what will
happen, and even what
should happen as a result
of autonomous vehicles.
But not enough attention has been given
to how we get there, and more precisely,
where it is exactly that we want to end up.
Identifying our community's goals and
plotting the "how" is what we, as planners
and planning commissioners, do. We
may be in the best position to facilitate
consensus around the desirable outcomes
of AV technology, and to create the
policies that ensure those outcomes. (For
more on new federal action, see "Feds
Issue Policy on Autonomous Vehicles" on
page 10 in News.)
Let's start with what we know. In
2013, the National Highway Traffic Safety
Administration released its Preliminary
Statement of Policy Concerning Autono-
mous Vehicles, which identified five levels
of automation ranging from Level 0 (no
automation, like conventional cars you
are used to) to Level 4 (full automation,
in which the "vehicle is designed to per-
form all safety -critical driving functions
and monitor roadway conditions for an
entire trip"), Fast forward to 2016 and we
have Level 2 technology available on the
market today; this technology allows a
driver to temporarily relinquish control of
the vehicle, meaning both hands and feet
can disengage until the driver's attention
is needed. Today, some vehicles traveling
on highways use Level 2 technology for
adaptive cruise control in combination
with lane centering.
There is a lot of speculation about
when we can expect commercially avail-
able Level 4 technology—the holy grail of
AVs and the level at which many of the
technology's purported benefits could
begin to accrue. Some automakers claim
they will have figured out full automation
in the next few years, while others are
less aggressive in their timeline. The best
guess for wide adoption currently hovers
around 2025 to 2050—there are still many
details to work out.
Although widespread adoption of
full automation is likely many years, and
perhaps decades away, we—as planners
and commissioners—should be drivers
and managers of change.
A 2015 study by the National League
of Cities found that only six percent
of municipalities had considered the
potential impacts of autonomous vehicles
within their long-range transportation
plans, while 50 percent suggest new high-
way construction is necessary. A handful
American Planning Association 43
■ � MIG • mkaw
On Being an Effective—and Satisfied
—Planning Commission
"WHY DO WE EVEN
bother?"
If you have served
on a planning commis-
sion, chances are you've
heard this statement—or
maybe even made it yourself—on more
than one occasion. Typically, this lament
is triggered by a city council decision that
fails to follow the planning commissions
recommendation. Stung by the rejection
of their advice, planning commission-
ers uttering these words wonder if their
contributions are even necessary (or
appreciated).
As a current city council member who
served on a planning commission for nine
years (and has advised city councils and
planning commissions as a city attorney
for over 20 years), I can tell you that your
contributions are, in fact, necessary. But
the value of those contributions should
not be measured by whether your recom-
mendations are adopted by your city
council. Instead of focusing on whether
the city council adopts your recommen-
dations, expend your energy making sure
those recommendations are supported by
evidence, based on relevant policy argu-
ments, and produced by an objective and
fair process that earns credibility with all
stakeholders.
As you strive to be an indispensable
part of your city's planning infrastructure,
here are three things that might help you
be more effective and less frustrated:
EMBRACE THE FREEDOM OF NOT BEING
THE CITY COUNCIL. Some planning com-
mission members arrive at their "why do
we even bother" moments in part because
they are trying to play the same role as
the city council. As a planning commis-
sioner, you'll want to avoid this for at least
a couple of reasons.
First, council members are elected;
Planning commissioners are not. As
elected officials, council members are
directly accountable to the residents of
the community. Describing the unique
position council members occupy, L.P.
Cookingham (one of the deans of the lo-
cal government management profession)
once wrote: Council members spend a
great deal of time and energy monitoring
the mood of your city. It's harder than it
looks; don't be in a hurry to try to do it
for them.
Second, council members are required
to juggle a broad range of priorities. In ad-
dition to the issues that planning commis-
sioners study, the council is responsible
for the city's finances, public works, public
safety, and many other issues. They must
both understand and balance the compet-
ing interests of all of these areas every day
without being experts in any one area.
As planning commission members,
you have the luxury of focusing exclusive-
ly on planning issues. You should embrace
the freedom to develop that expertise
unburdened by the roles of balancing pri-
orities and determining what is politically
possible. Recognizing that your role is that
of an expert advisor to the council—and
not a "mini -council member"—will help
you be more effective and less frustrated
as a planning commission member.
GET ON THE SAME PAGE WITH YOUR
CITY COUNCIL. If you find that your
city council frequently disregards your
recommendations, it may be a sign that
the planning commission and the council
have different ideas about the commu-
nity's goals. Rather than focusing on the
individual decisions, take a step back and
examine your community's long-range
goals. Are the recommendations you are
making consistent with those goals? If
they are—and the council is rejecting
them—the real issue may be that the
council is not on board with those goals.
Your community's long-range goals
should be articulated in a comprehensive
plan. The planning commission and city
council each bring critical ingredients for
successfully crafting and amending that
comprehensive plan. As planning com-
missioners, you contribute expertise in
land -use planning; the council contrib-
utes expertise in what residents of the
community will support and how land -
use planning objectives fit with other city
priorities. If you work with the council to
craft (and continually refine) a document
that incorporates all of this expertise, you
will have fewer "why do we even bother"
moments.
BE OBJECTIVE AND CREDIBLE EXPERTS.
Focusing on being an expert advisor to
the council is a necessary, but not suf-
ficient, part of being an effective planning
commission. It is critical, in addition to
being an expert advisor, that the commis-
sion earns a reputation with the council
and community stakeholders as an objec-
tive evaluator of land -use applications and
American Planning Association 45
honest broker of community discussion
and research in crafting and refining long-
range land -use goals.
Here are a few of the many tools
to consider using to help reassure the
council and community stakeholders on
this front:
PROHIBIT EX PARTE COMMUNICATIONS
in evaluating site-specific applica-
tions. Limiting input by applicants and
interested residents (both in favor and
opposed to any given application) to writ-
ten submissions or testimony at a noticed
public hearing reassures those observing
the process that all of the information you
consider when evaluating an application
is in the record presented to you and
available to the applicant and interested
members of the public.
KEEP AN OPEN MIND. Resist the tempta-
tion to make up your mind until you've
had a chance to hear from all stakehold-
ers and your colleagues on the planning
commission.
DIRECT—DON'T BE DIRECTED BY
—CONSULTANTS AND STAFF. Use outside
experts to tell you the answer, not the
question to ask.
ENGAGE STAKEHOLDERS in meaningful
ways in policy-making processes. Many
of your most valuable experts in charting
long-range goals will be stakeholders in
your community who know the commu-
nity from firsthand experience.
As a member of the planning commis-
sion, you can be an effective and essential
part of a city's land -use regulatory infra-
structure if you understand your role, get
on the same page with your city council,
and earn a reputation as an honest broker
of planning expertise for your community.
—Kevin Staunton
Staunton is a city council member in Edina,
Minnesota. Prior to his election in 2014, he served
nine years on the Edina Planning Commission,
including two years as its chair. Professionally, he
is an attorney licensed to practice in Minnesota,
where he has served as the city attorney in Excelsior
since 1996.
46 Planning December 2016
HISTODR�Yj_.,A SAFE PASSAGE FOR WILDLIFE
Chicago's Burnham Wildlife Corridor comprises about 100 acres running along Lake
Michigan's shoreline south of the city center.
DEVELOPMENT IS OFTEN RESPONSIBLE for the fragmentation of wildlife habitat. One
tool that planners have used to mitigate some of the negative impacts of disconnected
habitats is a wildlife corridor. The idea comes out of the work of famed biologist E.O.
Wilson, who studied the effects on isolated populations of various species in the 1960s.
The basic theory is that plants and animals can travel between isolated patches of habitat
by using a "corridor" of undeveloped or restored greenspace and thus reduce the loss of
genetic diversity.
Critics of the strategy point to the lack of scientific research showing the effectiveness
of corridors. Some studies have shown that to be successful, corridors must be signifi-
cantly wider than most currently are, since many animals tend to avoid edges and prefer
more room to maneuver.
—Ben Leitschuh
Leitschuh is APA's education associate.
• Autonomous vehicles will take to the roads in the coming years. Is your
community ready?
APA RESOURCES
When Autonomous Cars Take to the Road
Erick Guerra
Planning, May 2015
planning.org/planning/2015/may
/autonomouscars.htm
Planning for the Autonomous Vehicle
Revolution
Joseph DeAngelis
APA Blog, June 2016
plannin.g.org/blog/blogpost/9105024
WEB RESOURCES
Why Aren't Urban Planners Ready
for Driverless Cars?
Eric Jaffe
CityLab, December 2015
tinyurl.com/nl8t6fv
Imagining the Driverless Cfty
Patrick J. Kiger
Urban Land, October 2015
tinyurl.com/jthwrp6