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HomeMy WebLinkAbout02-07-191. 2. 0 4. 5. 6. ♦�4I � CItY Of ]��Wh6a-t�clge PLANNING COMMISSION Minutes of Meeting February 7, 2019 CALL THE MEETING TO ORDER The meeting was called to order by Chair BUCKNAM at 7:01 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 Alan Bucknam Emery Dorsey Daniel Larson Janet Leo Scott Ohm Richard Peterson Amanda Weaver Vivian Vos None Lauren Mikulak, Planning Manager Jordan Jefferies, Civil Engineer II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner DORSEY and seconded by Commissioner LEO to approve the order of the agenda. Motion carried 8-0. APPROVAL OF MINUTES — January 17, 2019 It was moved by Commissioner DORSEY and seconded by Commissioner WEAVER to approve the minutes of January 17, 2019, as written. Motion carried 7-0-1 with Commissioner LARSON abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes February 7, 2019 No one wished to speak at this time. 7. PUBLIC HEARING A. Case No. WZ-18-17, WZ-18-18 and WS -18-02: an application filed by Upham Partners, LLC for approval of a zone change from Residential -Three (R-3) to Planned Residential Development (PRD) with approval of an associated Outline Development Plan (ODP), Specific Development Plan (SDP), and subdivision plat for the construction of a 38 -unit townhome project for the property located at 4000, 4042, 4062 and 4066 Upham Street. Ms. Mikulak gave a brief presentation regarding the zone change, SDP, 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 if the utilities will be underground. Ms. Mikulak explained that for all new subdivision all utilities are required to be underground. Commissioner OHM inquired about the Jeffco Schools Letter of Intent with regard to the drainage and detention areas around Steven Elementary and if there can be a condition added to the motions to make sure the easements are in place. Ms. Mikulak stated there are multiple ways to proceed, but the school is in agreement with the design and there can definitely be a condition in the motions regarding the easements being finalized. Commissioner OHM asked why the heights are left blank on sheet one of the SDP. Ms. Mikulak explained that was an oversight and per the ODP the maximum building height is 35 feet and the provided building height will be filled in and can be a condition of approval before going to City Council. Commissioner PETERSON asked if the community park had been reduced in size due to parking. Ms. Mikulak said that projects evolve and over time the visitor parking has increased which has shrunk the size of the park. She added the visitor parking is around the park. Commissioner asked if all the buildings will be 35 feet in height. Planning Commission Minutes -2— February 2— February 7, 2019 Ms. Mikulak explained the roof lines vary and will range in height from 30 to 34 feet. Commissioner LARSON wondered about having a Metropolitan District over an HOA. Ms. Mikulak gave a brief explanation about the difference between Metro Districts and HOAs. Like an HOA, a Metropolitan District can be responsible for long term maintenance of shared facilities, including the park, drive aisles and detention. Unlike an HOA, Metro Districts are funded by a mill levy instead of fees. Metro Districts are a quasigovernmental entity and can issue bonds to pay for infrastructure costs associated with new development. The City is seeing more inquiries about Metro Districts because of the infrastructure costs often associated with infill development. She gave examples of existing Metro Districts in the City, explained the process by which they are created, and noted that the applicant is still evaluating the pros and cons of a Metro District versus and HOA. Commissioner BUCKNAM asked if the community park will be open to the general public. Ms. Mikulak said it is not intended for the neighborhood at large, but for the residents and their visitors. Tony Del Grippo, Upham Partners, LLC (Applicant) 19209 W 53rd Loop, Golden Mr. Del Grippo explained that Upham Partners has the opportunity to do something unique with this property and are excited about the prospect. He gave a brief explanation about the surrounding area and other projects that are currently under construction and their hopes of keeping this project affordable and utilize the density without doing slot homes. Mr. Del Grippo mentioned the opportunity for the park and the infill situation. He also confirmed they are in final agreements for a temporary construction easement with the school district which will be replaced by a long term agreement for the detention area. He added this will be an amazing little village and their vision will have no 2 buildings looking the same. Commissioner OHM asked about sheets 12 and 13 of the SDP with regards to ornamental trees the City's code states xeric water wise plant material should be used so he wondered why the Poplar tree was chosen. Julie Gunther (Project Landscape Architect) Ms. Gunther said the Poplar grows and fills in quickly, but a Columnar Oak could be a nice substitute. Commissioner OHM asked why the trees were shown in the site triangle. Planning Commission Minutes -3— February 3— February 7, 2019 Ms. Gunter and Ms. Mikulak explained that the trees canopy will be higher than the clear zone area and tree trunks along with utility poles can be allowed by the City, because they are not completely obstructive. Commissioner OHM also asked about artificial turf possible being used. Ms. Mikulak stated artificial turf is typically not allowed and the ODP includes a note to allow it in these limited front yard areas. Commissioner OHM also inquired about the one Blue Spruce which typically provides a lot of shade and can be a risk for residents to the north in the winter time. Ms. Gunter said a deciduous tree could be substituted. Commissioner OHM asked if an existing fence on the east side of the property will be removed. If a new one is installed, he asked if it would go around the catch basins. Mr. Del Grippo confirmed there is a fence that will be removed and replaced by a wood fence and will be maintained by the Metro District; he added the fence will go on top of the catch basins and not impede flows. Commissioner LARSON asked if there is an issue with the electric service easements for the subdivision plat. Jessie Donovan, Bright Letter Engineering (Project Engineer) 3265 Gaylor Street, Denver Mr. Donovan explained there is a preliminary layout with Xcel, and they require building size information first for the load panels then they will know where to place the transformers. Xcel has a 6 week design process, but currently there are 2 transformers within the park area. Commissioner LARSON asked where the easement will enter the property. Mr. Donovan stated the utility easement will be along the southern end of the property. Commissioner VOS asked if the developer has worked in the City of Wheat Ridge before and said she appreciated the 5 -foot setback from the sidewalks. She also wondered how the Ridgetop Village name was chosen. Planning Commission Minutes -4— February 4— February 7, 2019 Mr. Del Grippo mentioned this is the first project in the Wheat Ridge area and they are excited about it. He added the team liked the happenings at the Ridge at 38 and wanted to incorporate Ridge with village since the feel of this project is a village. Commissioner VOS asked the applicant to explain the architectural theme and asked what was intended by the modifications to the Architectural and Site Design Manual. Buddy Poppitt (Project Architect) 7382 S Odessa Circle, Centennial Mr. Del Grippo and Mr. Poppitt explained the architecture is a mix of mid-century modern and traditional elements along with creating a vibrant village feel with variations of textures and colors so it does not feel like a cookie cutter architecture. Ms. Mikulak explained the slight modifications refers to the fact that the project will comply with the ASDM, with the exception of slight modifications to the windows and siding ASDM standards which have been adapted to the proposed architectural themes. Rhonda Norman 4110 Upham Street Ms. Norman mentioned she has concerns about the multifamily project and if the zoning will extend to other properties wanting to also do zone changes in the future. She also has concerns about the affordable housing and what it implies. Finally, she is curious about the timeline of construction and if it will overlap with the construction at 381h and Upham. Ms. Norman added she likes the architecture and the feel of the village atmosphere. Becky Zachmeier 4200 Upham Street Ms. Zachmeier wondered what the notification process is for projects of this type. She also was curious about affordable housing in this project and how many of these townhomes will be rentals. She mentioned there are also concerns about truck traffic in the surrounding neighborhood and would like to see them go south instead of north on Upham. Rob McCleod 3960 Upham Street Mr. McCleod said that he and his wife are very enthusiastic about Ridgetop Village coming to the neighborhood. He mentioned the house they live in south of the property was his wife's grandparents and she has fond memories about the vitality Planning Commission Minutes -5— February 5— February 7, 2019 of the Upham Street community and can't wait for new life coming back to the neighborhood. Commissioner BUCKNAM had the public's questions answered: • Zone changes in the neighborhood Ms. Mikulak explained that each zone change stands alone and there is no plan to change all of Upham and the Comprehensive Plan wants there to be a good mix of housing types. • Public notifications Ms. Mikulak said the codified requirement is 600 feet for neighborhood meetings and 300 feet for public hearings, along with posting signs on the property. • Haul routes Ms. Mikulak said the Public Works Division will complete a condition analysis regarding the haul routes to determine the best route. She added Upham St is due for a mill and overlay which is scheduled in 2020 after the construction is complete. Ms. Mikulak also mention the West End 38 project should close to completion by the end of 2019, beginning of 2020. • Time line for construction Mr. Del Grippo said that vertical construction will hopefully start the 4"' quarter of 2019 with approximately 2 '/2 years of construction until completion. • Intent of rentals Mr. Del Grippo said the intent for these townhomes is owner occupied, but there might be some investors who purchase as well. The starting point for townhome price will be $400,000 and they will all be market rate home. Commissioner Larson asked if the City requires a soil sample of the property. Ms. Mikulak said geotechnical reports are required as a part of the building permits for foundations. Also, a property owner might complete a phase 1 environmental study to see if there is any contaminant when they purchase the home. Planning Commission Minutes -6— February 6— February 7, 2019 Commissioners OHM, WEAVER and BUCKNAM mentioned that they really like this project including the direction the doors face the street, the drainage on the site, along with the pocket park. They think it is a creative infill use. It was moved by Commissioner OHM and seconded by Commissioner WEAVER to recommend APPROVAL of Case No. WZ-18-17, a request for approval of a zone change from Residential —Three to Planned Residential Development with an Outline Development Plan (ODP) for property located at 4000 to 4066 Upham 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 is consistent with the intent of a planned development, compatible with surrounding land uses, and will result in a high-quality development. 4. The criteria used to evaluate a zone change support the request. With the following conditions: 1. All minor corrections occur prior to City Council public hearing. 2. Prior to plat SDP and subdivision recordation the applicant enters into a formal agreement with any necessary easements with Jefferson County Public Schools as required by the City. Motion carried 8-0. It was moved by Commissioner OHM and seconded by Commissioner VOS to recommend APPROVAL of Case No. WZ-18-18, a request for approval of a Specific Development Plan on property located at 4000 to 4066 Upham Street, for the following reasons: 1. The specific development plan is consistent with the purpose of a planned development, as stated in Section 26-301 of the Code of Laws. 2. The specific development plan is consistent with the intent and purpose of the outline development plan. 3. The proposed uses are consistent with those approved by the outline development plan. 4. All responding agencies have indicated they can serve the property with improvements installed at the developers' expense. 5. The specific development plan is in substantial compliance with the applicable standards set forth in the outline development plan and with the City's adopted design manuals. Planning Commission Minutes -7— February 7— February 7, 2019 With the following conditions: 1. All minor corrections occur prior to City Council public hearing. 2. Prior to plat SDP and subdivision recordation the applicant enters into a formal agreement with any necessary easements with Jefferson County Public Schools as required by the City. Motion carried 8-0. Commissioner Peterson asked what staff looks at in condition 6 in the following motion. Ms. Mikulak said common spaces are usually looked at because the City does not regulate the covenants. It was moved by Commissioner OHM and seconded by Commissioner WEAVER to recommend APPROVAL of Case No. WS -18-02, a request for approval of a 38 -lot major subdivision plat for property located at 4000 to 4066 Upham Street, for the following reasons: 1. All requirements of the subdivision regulations have been met. 2. The plat is consistent with zoning on the property. 3. Utility districts can serve the property with improvements installed at the developer's expense. With the following conditions: 1. Sheet 2 shall be updated prior to the City Council public hearing t remove the existing parcel line between 4062 and 4066 Upham Street. 2. Note 4 shall be updated prior to recordation to indicate the current zoning as PRD. 3. The applicant shall continue to coordinate utility service with the appropriate agencies and any updated information regarding dry utility easements shall be reflected on the plat at recordation. 4. The developer shall enter into a subdivision improvement agreement prior to recordation of the subdivision plat. 5. The developer shall pay parks fees at the time of plat recording in the amount of $84,907.86. 6. The Homeowners' Association covenants and/or metropolitan district service plan shall be reviewed by Staff prior to issuance of a building permit. 7. All minor corrections occur prior to City Council public hearing. Planning Commission Minutes -8— February 8— February 7, 2019 8. Prior to plat SDP and subdivision recordation the applicant enters into a formal agreement with any necessary easements with Jefferson County Public Schools as required by the City. Motion carried 8-0. 8. OLD BUSINESS 9. NEW BUSINESS A. Resolution 01-2019 Commissioners VOS and LARSON asked about the purpose of this resolution. It was moved by Commissioner WEAVER and seconded by Commissioner LEO to approve Resolution 01-2019 Motion passed 8-0 B. Ms. Mikulak noted that the NRS study session is March 21 and the week of March 18 is NRS Blitz week which including a City Council study session and 4 public open houses ending with the PC study session. She mentioned more information can be found at www.ci.wheatridge.co.us/nrs Commissioner LARSON asked who will be in attendance at the PC study session. Ms. Mikulak said the czb consultant, some of the steering committee members, staff and co-chairs. The meeting will be televised and is a public meeting. Commissioner LARSON asked if the Commissioners will be asked to make recommendations. Ms. Mikulak input from the Commissioners will be needed for draft recommendations for the final report especially if they include code amendments or programs and the committee would like the Commissioners reactions to the recommendations. 10. ADJOURNMENT It was moved by Commissioner DORSEY and seconded by Commissioner LEO to adjourn the meeting at 8:40 p.m. Motion passed 8-0. Planning Commission Minutes -9— February 9— February 7, 2019 S hm, Ac mg Chair Tammy O , Recording Secretary Planning Commission Minutes -10— February 10— February 7, 2019