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HomeMy WebLinkAbout12/07/17City of ��Wh6atR�id ge PLANNING COMMISSION Minutes of Meeting December 7, 2017 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:02 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29h Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Dirk Boden Alan Bucknam Emery Dorsey Donna Kimsey Scott Ohm Amanda Weaver Vivian Vos Commission Members Absent: Janet Leo Staff Members Present: Lauren Mikulak, Planning Manager Meredith Reckert, Senior Planner Dave Brossman, Development Review Engineer Tammy Odean, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner DORSEY to approve the order of the agenda. Motion carried 6-0-1 with Commissioner VOS abstaining. 5. APPROVAL OF MINUTES — November 16, 2017 It was moved by Commissioner DORSEY and seconded by Commissioner WEAVER to approve the minutes of November 16, 2017, as written. Motion carried 5-0-2 with Commissioner BUCKNAM and VOS abstaining. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes — 1 — December 7, 2017 No one wished to speak at this time. 7. PUBLIC HEARING A. Case No. WS -17-01: an application filed by Baseline Engineering for approval of a 63 -lot subdivision for the property located at 11818 West 52nd Avenue and zoned Mixed Use -Neighborhood (MU -N). Ms. Reckert gave a short presentation regarding the 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 have been met, therefore the Planning Commission has jurisdiction to hear this case. Ms. Reckert also gave a brief description of what a subdivision does and does not do. Commissioner BODEN asked what the overflow parking options will be. Ms. Reckert explained that each of the units will have garages and overflow parking will be on the four adjacent street frontages. Commissioner BUCKNAM asked about there being no access onto Tabor Street from Tract A and wanted assurance this would not happen in the future. Ms. Reckert acknowledge this and explained the grades from Tabor Street do not make access easy into the site from the east and if the Commission would like it can be added as a condition to the motion. Commissioner VOS asked if West 51St Avenue will be built by the developer and also asked who will maintain it. Ms. Reckert said 51St Avenue will be a dedicated public street built by the developer which the City will maintain. The maintenance of trees and landscaping are the responsibility of the adjacent property owner. Commissioner WEAVER asked if the units on this site will be shared wall townhomes and who will own and manage the yards. Ms. Reckert explained they will be shared wall townhomes and the footprint of the units will fit within the platted lots. Yards outside of the footprint will be maintained by the HOA. Commissioner BUCKNAM inquired about the Tract B open space and how it lines up with the proposed city open space that will be continuous from 52nd Ave to I-70. Planning Commission Minutes —2— December 2— December 7, 2017 Ms. Mikulak explained that this Tract B open space is not a part of that Linear/Regional Park which is shown in the City's vision plan for the area and which is located further west in this subarea. The kickoff to that park planning process will be in 2018. Noah Nemmers, Baseline Engineering 1950 Ford Street, Golden Mr. Nemmers added that the end result of this project will be fruitful and he believes the drainage will be functional and architecture will be attractive. Connie Burg, resident 5195 Swadley Street, Wheat Ridge Ms. Burg wanted confirmation on fees in lieu of land dedication. Ms. Reckert and Ms. Mikulak explained the available land in Wheat Ridge is not usually substantial enough to accept a parkland dedication so fees are collected to make improvement to existing parks. The fees will be aggregated and will go to other area parks such as the Linear Park. Ms. Burg also asked how many parking spaces there will be for each unit and has a concern on how traffic will be handled for this site. She would also like to see speed humps on 52"d Ave. Ms. Reckert said that each of the units will have a garage with two spaces. Mr. Brossman said the Public Works Department took a look at the development and said there would not be a major impact to the surrounding roadways. He added that requests could be taken at the Public Works Department for the installation of speed humps but may not be approvable on 52nd Avenue. Ms. Burg also inquired about the width of 51St Avenue and the height of the townhomes. Ms. Reckert said the 51St Avenue right-of-way will be 63 feet in width and the height of the townhomes will be three stories. Ms. Reckert made a procedural request that questions be directed to the Commission and then answered at the end by staff. Michelle Byer, Resident 11721 West 52nd Avenue Ms. Byer's had a concern with all the developments going in around 52"d Avenue between Wheat Ridge and Arvada and does not want to see 52nd Avenue become a Planning Commission Minutes —3— December 3— December 7, 2017 thoroughfare. She added that when her property was annexed in 1993, it was intended that West 52nd Avenue not be extended further to the east. Bob Harmsen, Resident 5075 Ward Road, Wheat Ridge Mr. Harmsen said he has been in the area since 1943 and is concerned with the traffic in the area and is worried for the safety of the children in the neighborhood. He believes there is too much going on and would like to see a traffic study. Rudy Wossner, Resident 12101 West 54" Drive, Arvada Mr. Wossner is also concerned with traffic on 52nd Avenue and commented that there is no ingress or egress into this neighborhood. He would like to see discussions of traffic issues between Wheat Ridge, Arvada, Jefferson County and RTD. Garret Vap, Resident 5360 Tabor Street, Arvada Mr. Vap is concerned for the safety of his kids walking to Drake Middle School along 52nd Avenue due to lack of sidewalks. Jefferson County will not put a bus stop near Rainbow Ridge. Jeff Warrington, Resident 5265 Taft Court, Unincorporated Jefferson County He echoed the concerns of the others who have spoken and is concerned about the multiple developments that are proposed around the 52nd Avenue area and the traffic issues. He is also concerned about lack of sidewalks and on -street parking around this site. Dennis Hatfield, Resident 5170 Tabor Street, Wheat Ridge Mr. Hatfield would like a guarantee that there will be no access from Tract A (the internal street) to Tabor Street. He also is concerned with water mitigation and has seen more flooding in neighborhood since RTD build the light rail station. He also has issues with traffic. Gary Duncan, Resident 5355 Union Way, Arvada Planning Commission Minutes —4— December 4— December 7, 2017 He echoed the concerns of all who have spoken and believes Wheat Ridge and Arvada are creating major traffic problems in this area and does not believe light rail is going to help alleviate the problems. Lynette Gilbert, Resident 11895 W. 52nd Avenue Ms. Gilbert is also concerned with the safety of herself when she walks her dog and the safety of the children who walk to school. She would like to see sidewalks on 52nd Avenue and likes the suggestion of speed humps. Terry Foulke, Resident 5274 Taft Court, Unincorporated Jefferson County Mr. Foulke wants to see city government stand up for the citizens. He believes there are too many developments being planned in the area and it will impact traffic. Commissioner OHM said that tonight's hearing is for the subdivision, but asked when a traffic study will be looked at. Ms. Reckert and Ms. Mikulak mentioned the City of Wheat Ridge has been talking with the City of Arvada and Jefferson County about improvements to 52nd Avenue and the surrounding streets. Ms. Mikulak said there is a draft of an intergovernmental agreement that is being reviewed by all three jurisdictions and another agreement with RTD to continue to collaborate about area impacts. She added the voters passed the 2E bond issue in November 2016 and 52nd Avenue is targeted as a high priority for installation of detached sidewalk on the south side west to Ward Road. She also said that CDOT will not consider putting in a signal at Ward and Ridge Road until warrants have been met. Commissioner OHM asked about the comments regarding street parking. Ms. Reckert said there will be street parking on all four streets around the subdivision, with existing parking currently on Taft. Ms. Mikulak said there is no room for parking today, but the road will get wider as the developer completes the improvements. Commissioner BUCKNAM wanted clarification that the south side of 52nd will have a detached sidewalk and a tree lawn. Ms. Reckert confirmed there will be. Commissioner OHM asked about traffic and speed humps on 52nd Avenue. Planning Commission Minutes —5— December 5— December 7, 2017 Mr. Brossman said the likelihood of speed humps being approved on 52"d is unlikely. Commissioner WEAVER asked if there is a way for the resident to talk to someone about other issues not related to the subdivision plat. Mr. Brossman said the residents can call Public Works with regards to traffic or storm water. Commissioner VOS added it seems this subdivision is being put before the safety issues of the residents and wondered when the external issues get looked at. Ms. Mikulak said these capital investments and public improvements are being worked on simultaneously. Street and drainage improvements will have to be in place before a Certificate of Occupancy is issued. Commissioner BUCKNAM inquired about the high density being proposed in this subdivision and the concerns of traffic issues. He asked if staff had given any thought to Taft Court becoming signalized. Ms. Mikulak said signals have not been discussed on the local street grid, but Taft will be the closer option for people to get to Ward Street from the RTD station. Taft is wider now because it already has the detached sidewalk. It moved by Commissioner VOS and seconded by Commissioner WEAVER to recommend APPROVAL of Case No. WS -17-01, a request for approval of a 63 -lot subdivision plat for property known as Lot 1 of Hance Subdivision, Replat #1, generally addressed as 11818 W. 5211 Avenue, for the following reasons: 1. All requirements of the subdivision regulations have been met. 2. The proposed plat will facilitate redevelopment of the site consistent with the zone change and Concept Plan. 3. Utility districts can serve the property with improvements installed at the developer's expense. With the following conditions: 1. All minor corrections occur prior to public hearing in front of City Council. 2. A Subdivision Improvement Agreement be executed with required security prior to recordation of the subdivision plat. 3. The developer shall pay parks fees at the time of plat recording in the amount of $127,362. 4. The Homeowners' Association covenants shall be reviewed and approved by Staff prior to issuance of a building permit. Planning Commission Minutes —6— December 6— December 7, 2017 5. There shall be no access from Tract A to Tabor Street. Motion carried 6-1 with Commissioner BUCKNAM against. B. Case No. WS -17-02: an application filed by Lo -Hi Customs, LLC for approval of a 6 -lot subdivision plat for the property located at 2850-2880 Teller Street and zoned Residential -Two (R-2). Ms. Reckert gave a short presentation regarding the 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 have been met, therefore the Planning Commission has jurisdiction to hear this case. Commissioner VOS asked about the developer paying Public Works fees in lieu of construction of curb, gutter and sidewalk. Mr. Brossman explained it is not beneficial to the neighborhood to create curb, gutter and sidewalk for this property since there is no public improvements elsewhere and could produce a hardship for the residents to the south because runoff could be damaging to their property. Berin Wachsman 2524 Kechter Road, Fort Collins Mr. Wachsman stated that the access easement for the property to the north has been released by the property owner and titlecompany. This should not be a concern of staff any longer. Ron Olson, Resident 7200 West 2911 Avenue Mr. Olson has concerns with traffic increasing with all automobiles exiting onto Teller. He also has concerns with drainage. Greg Squires, Resident 7090 West 2911 Avenue Mr. Squires has concerns with drainage especially with the dirt that has been brought into the property. Nikki Jorgenson, Resident 2653 Teller Street Planning Commission Minutes —7— December 7— December 7, 2017 Ms. Jorgenson moved into the area 10 years ago and enjoys living among properties where there are horses, goats and chickens and is concerned about all the traffic in the area and thinks this subdivision will increase it. Commissioner OHM asked about the increase in traffic from this proposed subdivision and the drainage. Ms. Reckert said that on average in a low density residential area 10 vehicle trips per day are made per house; this would equal about 60 new trips per day from this subdivision. Mr. Brossman said he reviewed and approved the drainage report and the property drains to the southeast. He explained that Tract A will capture storm drainage runoff from this site. It will also reduce the amount of runoff from the site by 70- 80% and will improve the drainage into the neighborhood. Ms. Reckert added that Code Enforcement has been previously alerted to the debris and fill dirt that had been brought into the site. Commissioner WEAVER asked about possible access to 291h Avenue. Ms. Reckert confirmed that the subdivision would have to have direct frontage to exit onto 29th Avenue, which they don't so all access will be onto Teller Street. Commissioner DORSEY asked about the fees in lieu of curb, gutter and sidewalk and wondered what the fees will be used for. Mr. Brossman explained that the fees will go into a development sidewalk fund and after a year it is dispersed into a general fund. There was some discussion about pros and cons with curb, gutter and sidewalk installation. It moved by Commissioner BUCKNAM and seconded by Commissioner KIMSEY to recommend APPROVAL of Case No. WS -17-02, a six -lot major subdivision plat for the property located at 2850-2880 Teller Street for the following reasons: 1. The proposed lots meet or exceed the R-2 zone district regulations for single-family construction. 2. All requirements of the subdivision regulations have been met. 3. The proposed street system and drainage design provide a logical development pattern for the new parcels. 4. Utility districts can serve the property with improvements installed at the developer's expense. Planning Commission Minutes — 8 — December 7, 2017 With the following conditions: 1. All minor corrections occur prior to public hearing in front of City Council. 2. The 9' by 55.5' access easement on Lot 1 be resolved prior to public hearing in front of City Council. 3. A subdivision Improvement Agreement be executed whereby all private infrastructure improvements are in place prior to issuance of building permits for individual lots. 4. The developer pay parks fees at the time of plat recording in the amount of $12,486.45. 5. The Homeowners' Association covenants be reviewed and approved by Staff prior to issuance of building permits. Motion carried 7-0. C. Case No. ZOA-17-04: an ordinance amending Chapter 26 of the Code of Laws regarding small cell commercial mobile radio service (CMRS) facilities. Ms. Mikulak gave a short presentation regarding the ordinance amendment. Ms. Mikulak explained that earlier this year an ordinance was approved for small CMRS facilities into the right -of way (ROW) which was adopted from the State's legislation, but there was a mistake in the definition. The mistake would allow a full size cell tower in the ROW which was not intended; this sentence needs to be taken out of the ordinance. It moved by Commissioner WEAVER and Seconded by Commissioner KIMSEY to recommend APPROVAL of Case No. ZOA-17-04, an ordinance amending Chapter 26 of the Wheat Ridge Code of Laws concerning small cell CMRS facilities. Motion carried 7-0. 8. OLD BUSINESS 9. NEW BUSINESS A. Bylaw Adoption Ms. Mikulak gave a brief description of the Planning Commission bylaws which have not been updated in 10 years. Modifications were made by staff that were reviewed by the Commissioners at the November 16 meeting, with an additional item that relates to the attendance paragraph. Ms. Mikulak explained that in the event there is an attendance issue with a commissioner, the bylaws now cross - Planning Commission Minutes —9— December 9— December 7, 2017 reference City Code for clarity. Board members who are absent will need to indicate the reason why. Commissioner VOS asked who will make the determination of excused or unexcused absences. Ms. Mikulak explained that he Commission will decide. It moved by Commissioner DORSEY and Seconded by Commissioner VOS to recommend APPROVAL of the updated bylaws with the following additional amendment: 1. That Section 22 be revised as presented for consistency with City Code. Motion carried 7-0. Commissioner OHM asked about having a visible LED timer to time the speakers while at the podium. Ms. Mikulak said it is a good suggestion and she would ask the City Clerk's office about it. 10. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner BUCKNAM to a fjourn the meeting at 9:07 p.m. Motion carried 7-0. co Oh hair Tammy Odea,- kecording Secretary Planning Commission Minutes —10— December 7, 2017