Loading...
HomeMy WebLinkAbout01-18-181. 2. 3. 4. .�4.( City of ]� WheatRidge PLANNING COMMISSION Minutes of Meeting January 18, 2018 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:01 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29h Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Alan Bucknam Emery Dorsey Janet Leo Scott Ohm Amanda Weaver Vivian Vos Dirk Boden Donna Kimsey Kenneth Johnstone, Community Development Director Scott Brink, Public Works Director Zack Wallace Mendez, Planner II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to approve the order of the agenda. Motion carried 6-0. 5. APPROVAL OF MINUTES — December 7, 2017 It was moved by Commissioner DORSEY and seconded by Commissioner WEAVER to approve the minutes of December 7, 2017, as written. Motion carried 6-0-1 with Commissioner LEO abstaining. Planning Commission Minutes January 18, 2018 -1— 6. 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. 7. PUBLIC HEARING A. Case No. WZ-16-07: an application filed by Evergreen -Clear Creek Crossing, LLC, for a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) with an Outline Development Plan, Design Pattern Book and Vision Book on property located west of I-70 between Clear Creek and 34th Avenue (approximately). Mr. Wallace Mendez gave a short presentation regarding the zone change 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 BUCKNAM asked how the bike parking in the Design Pattern Book compares to the bicycle parking requirements in the Mixed Use code. Mr. Wallace Mendez said the bike parking regulations are consistent with the Mixed Use code. He added that bike connectivity was extremely important for this site. Commissioner DORSEY asked about the I-70 hook ramp and has concerns about safety and wondered if a hook ramp is necessary. Mr. Brink said the concerns are valid and there have been numerous studies done by CDOT, which included looking at the weave patterns to ensure that I-70 is not adversely impacted. The proposed changes will remove the westbound I-70 entrance from 32nd and Youngfield and re-route through the Clear Creek Crossing site. Commissioner VOS asked what employment use entails compared to retail use. She also asked how many acres are in Clear Creek Crossing (CCC) and how it is broken down in each Planning Area. Mr. Wallace Mendez explained that retail use is primarily where people go to shop and employment use is where people go to work like an office building. He added the total acreage is approximately 109 acres and the acreage in each Planning Area is broken down on page 2 of the ODP. Commissioner VOS also asked about the use list and it being updated. Planning Commission Minutes -2— January 2— January 18, 2018 Mr. Wallace Mendez explained the uses were originally approved in 2005 when Cabela's owned the site were largely retail and commercial in nature; then in 2011 it was approved for a smaller Cabela's and a Super Walmart, the uses mainly limited to retail and commercial. The uses for this proposed rezoning have been expanded to include more employment and residential uses which will be allowed in several districts. Commissioner LEO thought the information provided is very thorough and she is looking forward to seeing the site plan as it moves forward. Commissioner WEAVER asked where most of the traffic comes in and out of the Clear Creek Crossing site, in addition to bike traffic Mr. Brink explained most of the traffic will be coming into the site from I-70. He added that connectivity will be accommodated from all over with bike/pedestrian access and there will also be a transit center for RTD. Commissioner BUCKNAM also wanted to know if PA 5 and PA 6 have been broken apart due to elevation and grade change. Mr. Wallace Mendez and Mr. Johnstone said there will be a tiered design from PA 5 to PA 6 because PA 5 does sit in a hole so there will be a grading transition. Commissioner OHM noted two ballot issues that were approved by voters in 2009 to exempt certain areas of the City from the City Charter's height and density limits and asked if the Clear Creek Crossing site was located in one of these areas. Mr. Johnstone said CCC is exempt from the charter for height restrictions. Commissioner OHM also asked about the uses not conforming to the Mixed Use Commercial zone district or why not make this site a Mixed Use Transit area. Mr. Johnstone explained the developer is looking for some flexibility due to the fact that this is a challenging site and it is also a highway site which lends itself to a variety of uses. Commissioner OHM also asked what the percentage of total square footage contains residential at the ground floor level. Mr. Johnstone replied that is an unknown right now. Residential uses are allowed in PA 1, 2, and 6, so we don't know right now exactly where the residential uses will end up, and how much will be built. Mr. Johnstone also noted that another aspect of this project, which is on hold pending approval of the zoning documents, is the determination if this development is part of a public/private deal and if the City will be investing additional dollars into the project. If this is the case, and tax increment financing is utilized that will likely limit the number of residential units Planning Commission Minutes -3— January 3— January 18, 2018 on the project due to the revenue and taxes generated compared to retail and commercial uses. Tyler Carlson, Evergreen Development, applicant 1873 S. Selair St., Ste. 1200, Denver Mr. Carlson presented a video before his presentation which provided the developer's vision for the CCC site. Mr. Carlson explained that a number of man hours and money have gone into transitioning this property to a long term community asset and to create a mixed use environment. He gave some history of the site and the phasing of its improvements. The vision is to make this a great mixed use community that is synergistic and symbiotic. He also explained that another goal is to improve connectivity in the community through circulation and through the physical inter- connectivity with RTD and existing and proposed trail systems. Mr. Carlson then gave a brief description about each of the Planning Areas and answered Commissioner VOS' question about who the owner of PA 8 will be. He said the owner is Long's Peak Metro District and it will strictly be open space. Commissioner VOS has concerns about views being blocked for people on the east side of the highway and the light that the site will generate at night from signage and parking lights. She also has concerns about some of the businesses being in operation 24/7. Mr. Carlson explained that there is strict parking lot lighting standards that will be finalized with staff and will require downward lit low profile fixtures; it will be less light intrusive than the Applewood Shopping Center across I-70. The signage will follow the building frontage and will dictate the size of the signage. The signs will be on at night, but again the properties across I-70 are commercial and not residential so their lights will be on as well. Mr. Carlson addressed the 24/7 concern and said because this site is located adjacent to a highway some business will be open 24/7, for example, fueling stations and some restaurants. This project will impact people's lives, maybe good and bad, but what is being proposed is less intrusive than. other developments. Max Stich,1000 East 16th Avenue, Denver Legal Counsel for Lutheran Hospital Mr. Stich said the few points he wants to make are in regards to the health, safety and welfare of the community. First, he said the uses for PA 1 were not listed in the original packet submitted to the neighborhood. He felt the neighborhood could not respond because hospital use was not included. The second point Mr. Stich wanted to address is that a portion of PAI is in the 100 year flood plain and per code a hospital cannot be built in a 100 year flood plain. He also stated that most Planning Commission Minutes -4— January 4— January 18, 2018 of PAI is within the 500 year flood plain and it is recommended by the EPA, but not required that the community regulate a hospital in a flood plain to promote the health and safety of the community. He stated the hospital use needed to be looked at more critically in terms of lighting, traffic, and noise. He suggested hospitals be removed from PA 1 or the decision be stayed until the community is informed of the proposed hospital use. Carol Salzmann, 8300 West 38t' Avenue, Wheat Ridge VP of Community and Government Affairs at Lutheran Medical Center Ms. Salzmann said she would like to see a delay on the Clear Creek Crossing zone change because Lutheran was notified of a possible hospital use at CCC just two weeks before this meeting and there has been no opportunity to figure out the impact this will have on the hospital, its employees, and community partners. In speaking on behalf of Lutheran, she stated they believe in economic development in the City, but are concerned about the proposed hospital use, and wants more time to review and understand the impacts this may have on the largest employer in Wheat Ridge. She did state she likes the rest of the CCC proposal and believes it will be welcomed in the community. Bruce Waring, 3320 Oak Street, Wheat Ridge Resident Mr. Waring stated he likes the overall contribution of this project to the community. He is concerned about the broad change in the zone change uses because of the possible duplication of the hospital uses in the community. Mr. Carlson replied to some of the public's comments and stated that in December of 2016 when Evergreen development closed on this site the main anchor was Walmart, which also had concerns from the neighbors. In June of 2017 Walmart pulled out of the deal, which from a development perspective was catastrophic to the project, due to the large amount of infrastructure that needs to be build, which is difficult without an anchor tenant. During the search for a new retail anchor there was zero interest, so the search moved to the employment sector and Evergreen was approached by multiple health care systems interested in this site. Mr. Carlson explained that hospitals have been beneficial to regional centers like this proposal, and cited a few examples around the metro area. Mr. Carlson also explained this is an appropriate site for a hospital because of the highway access with no single family homes adjacent to the PAI site. He also added the hospital use for this site has always been proposed as a permitted use. In response to PAI being in the 100 year flood plain, he stated that is an incorrect statement, but it does sit in the 500 year flood plain. If a hospital does come in, it will be up to them if they want to change the grading to take the hospital out of the flood plain and comply with the recommendations of the State. Commissioner BUCKNAM asked to see a slide of the flood plain for this site. Planning Commission Minutes -5— January 5— January 18, 2018 Mr. Carlson pulled up a slide from his presentation and explained the 100 year flood plain is primarily contained in the Wagon district, PA8, and only touched PA1 by a couple of feet. Commissioner VOS proposed a motion for continuance for two reasons: 1) The use schedule hasn't been publicized to the neighborhood in a neighborhood meeting and, 2) 24/7 facilities not be in the use chart. There was not a second to this motion so it failed. Mr. Johnstone spoke about the neighborhood meeting which occurred in the fall of 2016 and its purpose was to gather broad noticing of 600 feet around the site which is then given high level information about a possible application submittal. The application was submitted in December of 2016 with a hospital being listed as a permitted use. Mr. Johnstone added there was no improper disclosure of when hospitals became a permitted use in the proposed ODP. There was then additional discussion about a hospital being a conditional use compared to a permitted use. Mr. Johnstone added that a conditional use is an administrative review and to make it a conditional use will make it difficult for the developer to market the property moving forward, as the use would be discretionary. Conditional uses are currently contemplated in the Mixed Use zone districts as uses they may have different vehicular patterns that are appropriate to regulate a little more closely. Mr. Johnstone added it would be complicated process for both Staff and the developer to advise a major medical user if they are going to build a multi-million dollar hospital, when the use is up to discretion, they won't take that risk. Mr. Johnstone said he understood the concern being raised, but thinks the Conditional Use Permit process as a practical solution deserves much more discussion. Commissioner BUCKNAM said he does not feel hospital use should be excluded from the list of uses. It would be easy to grade the property to get it out of the 500 year flood plain and believes it is up to the market to decide if Wheat Ridge needs another hospital. He added that from a planning perspective, a hospital on this site would be appropriate. Commissioner LEO understands all the hospital concerns but thinks the Commission should concentrate on the zone change. Commissioner OHM discussed adding a condition to the motion for 50% of ground floor level being nonresidential for the entire site. There was discussion with Mr. Carlson and staff on the intent on nonresidential at the ground floor level. Mr. Johnstone agreed staff will work on the language before it is presented to City Council. Planning Commission Minutes -6— January 6— January 18, 2018 It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to recommend APPROVAL of Case no. WZ-16-07, a request for approval of a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) for property located west of Interstate 70 between Clear Creek and 341 Avenue, approximately, 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, which calls for a Regional Commercial Center on the site. 3. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of adoption of the City's Comprehensive Plan, namely a more diverse mix of uses which responds to market demands, mitigates transportation impacts, and yields a more robust development. 4. The proposed zoning includes a circulation network that supports the City's goals related to bicycle and pedestrian connectivity, 5. The proposed zoning establishes enhanced design controls related to site design, building design, materials, and landscaping that will result in a high-quality development. 6. The criteria used to evaluate a zone change support the request. With the following conditions: 1. There be an addition of maximum residential height of 65 feet in PAL 2. At least 50% of the proposed total square footage at the ground floor level shall contain nonresidential uses across all Planning Areas. Motion carried 5-1 with Commissioner VOS voting against. 8. OLD BUSINESS 9. NEW BUSINESS 10. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner LEO to adjourn the meeting at 9:25 p.m. Planning Commission Minutes -7— January 7— January 18, 2018 r C' Boden, Vice Chair Tammy Ode , Recording Secretary Planning Commission Minutes - 8 — January 18, 2018