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HomeMy WebLinkAbout03-15-181. 04 3. 4. 5. 6. City of WheatR�idge PLANNING COMMISSION Minutes of Meeting March 15, 2018 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 291h Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Dirk Boden Alan Bucknam Emery Dorsey Janet Leo Scott Ohm Vivian Vos Amanda Weaver Lauren Mikulak, Planning Manager Zack Wallace Mendez, Planner II Jordan Jefferies, Civil Engineer II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner BODEN to approve the order of the agenda. Motion carried 7-0. APPROVAL OF MINUTES — March 1, 2018 It was moved by Commissioner DORSEY and seconded by Commissioner LEO to approve the minutes of March 1, 2018, as written. Motion carried 5-0-2 with Commissioners VOS and WEAVER abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes March 15, 2018 -1— No one wished to speak at this time. 7. PUBLIC HEARING A. Case No. WZ-17-11: an application filed by SCHAL Investments for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for the property located at 5372- 5392 Quail Street. The ODP proposes a mix of single family homes and townhomes. Mr. Wallace Mendez gave a short presentation regarding the zone change, the ODP and the application. He entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. He stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Commissioner BODEN asked about the 30% open space in the townhome area because he didn't think it looked as though there was 30%. Mr. Wallace Mendez explained it includes not only the area labeled open space, but also the front and side yards areas around the buildings. Commissioner BODEN also asked if there was a trip generation report done. Mr. Jefferies said there was a trip generation report submitted, and the results were not significant enough to trigger an additional traffic impact analysis. Commissioner BUCKNAM asked if the paved right-of-way (ROW) is considered open space. He also asked if all of the open space is public Mr. Wallace Mendez stated the paved ROW is not open space, the open space begins at the back of sidewalk. The large open space areas shown on the plan are public, however, as mentioned earlier some of the open space extends around the front and sides of buildings, which will be people's homes, and those areas may not feel as public as the main open space areas. Commissioner BUCKNAM wanted to know if the people driving along 54th Avenue and the resident at Skyline Estates will be looking at the backyards or a fence at Quail Run. Mr. Wallace Mendez said they will be backyards that will likely be fenced. Fencing will be determined during Specific Development Plan review. Commissioner DORSEY asked what the timeline of the development of Quail Street will be. Planning Commission Minutes -2— March 2— March 15, 2018 Mr. Wallace Mendez explained that Quail Street will need to be dedicated and constructed prior to any vertical improvements being approved within the Quail Run development. He added the City of Arvada currently has a land use application under review to develop the property to the west, that proposed development will accommodate a majority of Quail Street north of the existing Quail Ridge Estates development due to the lack of existing right-of-way in that area, and the fact that two properties will not be redeveloping, thus force Quail Street further west into the City of Arvada. Mr. Wallace Mendez added that be believes the applicant has been working with the neighboring developer in Arvada to potentially dedicate the Quail Street right-of-way prior to public hearings for the remainder of the proposed development and rezoning to the west. If this is true, and successful, it means Quail Run can begin construction regardless of the status of the development proposal to the west. Commissioner VOS asked why the 3 "fingers" of land that extend north that belong to the City of Wheat Ridge have not been annexed by Arvada. Mr. Wallace Mendez said he did not know and those three fingers that belong to the City of Wheat Ridge have been like that since incorporation in 1969. Commissioner VOS asked what the Code Enforcement issues have been that were mentioned on page 6 of the Staff Report. Ms. Mikulak explained that there were some junk/weed complaints and they were cooperative to clean it up, it was not a major issue. Commissioner VOS asked how close the nearest grocery store and schools are to this housing development as well as industrial zoning. She inquired because it seems to be very dense with housing. Mr. Wallace Mendez and Ms. Mikulak said they were unsure of the nearest schools, there is a Target Superstore and Natural Grocers on Kipling Street near Ridge Road. Industrial zoning can be found nearby, mainly south of Ridge Road, but Staff did not consider the majority of it to be heavy industrial. Commissioner VOS also inquired about the bulk plane in this development. Mr. Wallace Mendez said there is no bulk plane requirement for this area, as it only applies to single-family homes in the R1 -C and R-3 zone districts. Commissioner OHM asked if condition number 1 of the recommended motion was reviewed by the City Attorney for due process. Ms. Mikulak explained it did not need to be reviewed by the Attorney. The exact location and right-of-way required for Quail Street must be in place prior to Planning Commission Minutes -3— March 3— March 15, 2018 bringing a Specific Development Plan to public hearing, because without the ROW, the proposed development will not have adequate access or utilities. Commissioner OHM asked how far the RTD commuter rail station is. Mr. Wallace Mendez said a little more than th mile. Commissioner OHM asked where the porches and doors of the townhomes on Pierson Court will face. Ms. Mikulak explained that there is no provision in the ODP, but the homes will be alley loaded which would reasonably place front doors facing the right-of-way and open space. Commissioner BUCKNAM asked about drainage and the detention on the southeast side of the property, on the ODP the drainage note seems to be in conflict with the legend on the site plan, and he wondered if the detention pond is on the neighbor's property. Ms. Mikulak said the detention pond does sit partially on the neighbor's property, but that area is not included in the rezoning boundary. That neighbor is required to sign this document, and any future documents, and will need to be part of the play in order to convey the portion of their property to the development for drainage purposes. Staff understands the concern over the drainage note wording on sheet 1 of the ODP, and agrees it can be clarified as a condition of approval. Commissioner OHM asked if on sheet 2 labels for Quail Street and 54th could be added. Summer Clark, Applicant 5392 Quail Street Ms. Clark gave a brief explanation of the history and her time of growing up on the farm (the subject property). Although it has been in her family for 50 years and they love the open space, she is open to change and would like to see this development move forward for others to live and enjoy the beauty of this ridge. Commissioner VOS had concerns about the owls in the trees around the area. Ms. Clark explained that the Van Bibber trail is the closest significant open space that absorbed some of those habitats when recent housing developments were built and the owls have also moved to the trees further south of the property. Commissioner VOS asked about the traffic study and the time frame of when it was done and what area. Planning Commission Minutes -4— March 4— March 15, 2018 Mr. Jefferies explained that the trip generation report was produced in January, and that for this analysis no actual traffic counts are recorded. The ITE ("Institute of Transportation Engineers") Trip Generation Manual is utilized to develop an estimate of vehicular trips that the development scenario is anticipated to generate on the nearby streets. Based on the application of formulas in the manual, if the use generates more than 60 trips during the peak AM or PM hour, the City requires a traffic impact study. This development scenario did not reach that threshold having only 37 trips in the peak hour. Ms. Mikulak added some clarifying statements regarding the ITE analysis, and that it did not warrant further analysis for this development project. Susan Wilson 5373 Parfet, Arvada Ms. Wilson explained she has three major concerns: density, the location of her property line, and drainage. She likes the single family homes on the north side, but still worried about density. She asked if the fences on the west of Parfet Street is the boundary line between the City of Wheat Ridge and the City of Arvada. She want written authorization from the Parfet Street homeowners for any modification to the drainage in the easement. Tim Bottomly 11191 W. 5411 Ave., Arvada Mr. Bottomly also appreciated the change to single family homes along 54th Avenue. He still has concerns about traffic especially when the G line opens. He also wondered who will respond to 911 calls for this development. His final concern is with the old building on the site and the possible asbestos in it. Mike Wehling 5006 Parfet Street, Wheat Ridge Mr. Wehling explained he grew up in this neighborhood also, has seen the area change and is in support of Ms. Clark's vision. Greg Dunkelberger 5320 Newcombe Street, Wheat Ridge Mr. Dunkelberger is opposed to this development and thinks there should only be single family homes because the townhomes are out of character with the neighborhood. He added he believes there is also a large amount of disagreement with the neighboring development proposal under review for the Haskins Station property in Arvada. Planning Commission Minutes -5— March 5— March 15, 2018 Christia Chase and Chris Boubeck 3329 E. Bayaud Avenue, Cherry Creek They explained that they live in Cherry Creek with a child and two dogs and have one car. It is hard to live in the city and they would like to move to this new development to be close to the G line station and have a bigger yard. Terri Krieger -Heaney 11101 W. 5411 Avenue, Arvada Ms. Krieger -Heaney would only like to see single family homes and no townhomes, the area is getting too populated. Joel Lubker 5352 Quail Street. Mr. Lubker thinks this is a good deal and likes the single family homes around the perimeter. Dennis Peter 11131 West 5411 Avenue, Arvada Mr. Peter thanked staff and Ms. Clark for taking considerations seriously and for adding a buffer zone, but he has concerns about density and would like to see two- story townhomes rather than three-story. Julie Peter 11131 West 54' Avenue, Arvada Thank you to Ms. Clark for working with the neighbors. Ms. Peter has concerns about cross thru traffic on Quail Street and 54th Avenue. She would also like to see more open space and is also concerned about density. Marianne Rodriguez 11171 West 54' Avenue, Arvada Ms. Rodriguez said she appreciates the single family homes around the perimeter, but wants to see more open space. She is also concerned about traffic and would like to see less density. Commissioner OHM closed citizen's forum and asked staff to respond to several of the public comments. • Parfet property line/City boundary Planning Commission Minutes -6— March 6— March 15, 2018 Mr. Wallace Mendez explained there was a survey for the property submitted with the ODP application. With the Specific Development Plan, Staff will work with the developer to provide a document, such as the survey, which identifies where neighboring fences and improvements are located. • Homeowner provide written authorization for drainage impacts Mr. Wallace Mendez and Mr. Jefferies said that because the drainage solution for this property will impact Parfet Street residents, those being impacted will have to provide written authorization during the SDP review. Fencing along 54th Avenue Mr. Wallace Mendez said fencing will be determined by the Specific Development Plan. He added that the current fence is owned by the Skyline Estates HOA and the applicant will need work with the HOA as the plans progress. • Requirement for open space Ms. Mikulak explained that minimum open space requirement of 30% was taken from the City's existing R-3 development standards. Mr. Wallace Mendez added that there is a large public component and the front doors will open to the open space. • Cottonwood trees Mr. Wallace Mendez said the large trees will most likely be removed. Ms. Mikulak added there is no tree protection ordinance in the City of Wheat Ridge and cottonwood trees are considered a nuisance tree because of the seeds it drops so they are not seen in new developments. • Emergency calls, code enforcement and maintenance of streets Mr. Wallace Mendez said that for emergencies 911 will be called and the new Jeffcom 911 Communications Center will dispatch. Code enforcement will be handled by the City of Wheat Ridge and the maintenance of streets will depend which City the street is in. Quail Street will have an agreement between Arvada and Wheat Ridge, similar to other streets throughout the City which sit on municipal boundaries. • Asbestos in old building Planning Commission Minutes -7— March 7— March 15, 2018 Mr. Wallace Mendez explained that a State of Colorado asbestos report is required to be submitted with a demolition permit through the City.. • Density concerns Ms. Mikulak said that this site sits between two light rail stations and is located in a changing area of the City. She added the City of Wheat Ridge has height and density limitations in the charter and the densities proposed are well under the maximum of 21 units per acre and this are compatible with the surrounding area, especially once the G line opens. It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to recommend APPROVAL of Case No. WZ-17-11, a request for approval of a zone change from Agricultural -One to Planned Residential Development with an Outline Development Plan (ODP) for property located at 5372 and 5392 Quail Street, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The proposed zoning includes a circulation network that support the City's goals related to bicycle and pedestrian connectivity. 4. The proposed zoning establishes enhance design controls related to site design and architecture that will result in a high-quality development. With the following conditions: 1. The Quail Run specific development plan and subdivision plat shall not be reviewed at public hearing until Quail Street has been dedicated as public right-of-way on the adjacent property to the west or on the subject property. 2. If final utility and/or drainage designs affect off-site property owners, written authorization shall be provided from those owners prior to public hearings for the Quail Run subdivision plat. 3. Revise single-family detached minimum rear yard setback to 15 feet. 4. Revise the language on sheet 1 of the ODP regarding drainage to reflect the correct position as indicated on sheet 2 of the ODP of the drainage area. Motion carried 6-1 with Commissioner LEO voting against. Commissioner BUCKNAM appreciates the applicant's work with the neighbors regarding the single and multi -family alignment and will support motion. Planning Commission Minutes -8— March 8— March 15, 2018 Commissioner LEO agrees with the zone change but has issues with the multi- family because it takes up more surface land which can affect runoff and will not support motion. B. Case No. WSP-17-09: an application filed by Quadrant Wheat Ridge Corners, LLC for approval of a master sign plan for the Corners development at the southwest corner of West 38th Avenue and Wadsworth Boulevard including 7690 Yukon Court, 3765 Wadsworth Boulevard, 3637 Wadsworth Boulevard, 3545 Wadsworth Boulevard, and 3501 Wadsworth Boulevard. Ms. Mikulak gave a short presentation regarding master sign plan 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 wanted an explanation of what channel letters are. Ms. Mikulak explained that instead of all of the writing being printed on a single plastic board, like a cabinet sign, channel letters are printed and installed each individual letter separately. Commissioner BUCKNAM added they are like a magnet letter found on a refrigerator. Commissioner VOS asked if the material for the freestanding signs will be brick and plastic and what the height of the buildings will be. Ms. Mikulak stated the signs materials will be compatible with the site's building which will be primarily brick, stucco and stone and said the B, C and D buildings will be 24 to 28 feet in height. Commissioner OHM asked if the leasing signs and if there is any potential issues with code enforcement because the signs are not in code compliance. Ms. Mikulak said the officers will have to double check with the planners for code compliance. Bob Turner, Quadrant Wheat Ridge Corners 981 Southpark Drive, Littleton Mr. Turner explained that a master sign plan has always been a consideration for the site and want it to match the architecture features of the buildings. He stated he wants the signs to tie the development together. He added the first three buildings should be turned over for tenant improvements by the end of May and Lucky's should open in mid-July. Planning Commission Minutes -9— March 9— March 15, 2018 It was moved by Commissioner VOS and seconded by Commissioner BODEN to recommend APPROVAL of Case No. WSP-17-09, a request for approval of a master sign plan for a unified development on property zoned Mixed Use - Commercial (MU -C) and located on the west side of Wadsworth between 35" and 3811 Avenues, including 7690 Yukon Court and 3501, 3545, 3637 and 3765 Wadsworth Boulevard, for the following reasons: 1. The site is eligible for a master sign plan. 2. The master sign plan promotes well-planned and well-designed signage. 3. The master sign plan is consistent with the intent of the sign code and appropriate for the context of the development. Motion carried 7-0. Commissioner OHM thanked the staff for their hard work on this signage plan. C. Case No. ZOA-18-01: an Ordinance amending Article VII (sign code) of Chapter 26 of the Code of Laws. Mr. Wallace Mendez gave a short presentation regarding the Ordinance. He entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. He stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Commissioner BODEN asked if an existing business has a pole sign and the business changes ownership, can the new business use the same sign or will it have to be taken down. Mr. Wallace Mendez confirmed that the pole sign can have the new business information put on it. Commissioner BUCKNAM asked about the yard sign designation as defined and wanted to know what a limited period of time means and how it is enforceable. Ms. Mikulak said that temporary signs are defined by their construction rather than a specific period of time. Commissioner BUCKNAM confirmed that as long as the sign is removable the sign can stay for as long as possible. Ms. Mikulak and Mr. Wallace Mendez agreed that this is true. Commissioner VOS asked what category a flutter flag falls into. Planning Commission Minutes _10— March 10— March 15, 2018 Mr. Wallace Mendez said this falls into the pennant category. Ms. Mikulak added that images will be included in the ordinance to help define the language. Commissioner WEAVER wanted to confirm that on a residential property multiple temporary signs could be placed, but only one of those can be for a home occupation, even though we can no longer look at content. Ms. Mikulak and Mr. Wallace Mendez agreed that this is true. Commissioner OHM asked that if the sign code passes all leasing signs will be prohibited unless there is a master sign plan. Ms. Mikulak and Mr. Wallace Mendez concurred that leasing signs are regulated by the large yard sign regulations. Large yard signs are permitted for properties with active building permits or actively listed for sale or lease. The signs are considered temporary. Commissioner OHM then asked about what makes a sign temporary. Ms. Mikulak explained that a permanent signs needs a permit and is typically constructed of more durable materials than temporary signs. She added there will be continued education with Code Enforcement to distinguish between temporary and permanent signs, as well as all updates to the sign code. Mr. Wallace Mendez added there is a meeting in May with Code Enforcement to talk through the sign code updates. It was moved by Commissioner DORSEY and seconded by Commissioner LEO to recommend APPROVAL of the proposed ordinance amending Articles VII of Chapter 26 of the code of laws, concerning the sign code. Motion carried 7-0. Commissioner OHM stated he was fine with City Council's suggestion to allow for the school to have an LED through a process other than the sign code update. Commissioner BUCKNAM added that making an exception for school can be put into the code, but a variance could do the same thing, it would receive the same level of scrutiny. 8. OLD BUSINESS 9. NEW BUSINESS Planning Commission Minutes— March 15, 2018 Ms. Mikulak mentioned to the Commission that Commissioner KIMSEY did resign her seat so there is currently a vacancy. She also mentioned that City Council deferred the Board and Commission appointments until March 26, 2018. The next Planning Commission meeting will be held April 5, 2018. 10. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner DORSEY to ad'ourn the meeting at 9:42 p.m. Motion carried 7-0. S t Ohm, Chair Tammy Odea Recording Secretary Planning Commission Minutes -12— March 12— March 15, 2018