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HomeMy WebLinkAbout10-17-191. 2. 3. 4. City of WheatR, dge PLANNING COMMISSION Minutes of Meeting October 17, 2019 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 29th Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present Commission Members Absent: Melissa Antol Daniel Larson Janet Leo Scott Ohm Jahi Simbai Vivian Vos Will Kerns Richard Peterson Staff Members Present: Kenneth Johnstone, Community Development Director Scott, Cutler, Planner II Zareen Tasneem, Planner I Jordan Jefferies, Civil Engineer II Tammy Odean, Recording Secretary PLEDGE OF ALLEGIANCE APPROVE ORDER OF THE AGENDA It was moved by Commissioner SIMBAI and seconded by Commissioner LEO to approve the order of the agenda. Motion carried 6-0. 5. APPROVAL OF MINUTES — September 5, 2019 It was moved by Commissioner LARSON and seconded by Commissioner VOS to approve the minutes of September 5, 2019, as written. Motion carried 4-0-2 with Commissioners ANTOL and LEO abstaining. Planning Commission Minutes October 17, 2019 -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 Nos. WS -18-01 and WZ-18-13: an application filed by Wonderland Homes for approval of a 57 -lot subdivision and for approval of a Specific Development Plan for property zoned Planned Residential Development (PRD) and located at 5372-5392 Quail Street. Mr. Cutler gave a short presentation regarding the subdivision, Specific Development Plan (SDP) 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 ANTOL wanted confirmed that the zoning that is in place approves the density and we are not looking at that in this case. Mr. Cutler confirmed that is true and this plan is in conformance with the ODP. Commissioner Simbai asked about the purchasing of the other property on the top of page 3. Mr. Cutler explained that the lot to the south will get a little smaller but will still be in compliance with Agricultural -One standards. He explained it is getting smaller because part of it will become City right-of-way and part will become the detention facility for the HOA. Commissioner Simbai inquired about the different specs for Quail Street as it pertains to Arvada and Wheat Ridge. Mr. Cutler mentioned that each City has different width requirements for their streets. He explained that the only part of the street in the City of Wheat Ridge is the sidewalk so there will be a 5 -foot attached sidewalk, but there will also be a bit of detached sidewalk to allow for on -street parking and landscape buffer; the rest will be built to Arvada's standards. Commissioner Simbai also asked about the owners being responsible for water taps. Mr. Cutler explained that this will allow each owner to be responsible for their own water taps instead of it being shared. The developer will pay for the cost of installation. Planning Commission Minutes -2— October 2— October 17, 2019 Commissioner Larson asked if Pierson Court will extend to Ridge Road. Mr. Cutler explained that if the plat is approved then Pierson Court will be dedicated to the City and if at a future date the property to the south decides to develop then the connection of Pierson Court could be made all the way to Ridge Road. Commissioner VOS asked if the utilities will be under ground. Mr. Cutler confirmed the utilities will be buried. Commissioner VOS asked how the traffic will exit the community and will there be traffic backup issues. Mr. Cutler explained the traffic will exit onto Quail Street and will either go south to Ridge Road or North to 54th Avenue and there were no issues per the trip generation study. Commissioner VOS asked if there are parkland fees in lieu or will there be parks in this community. Mr. Cutler said yes, parkland fees will be approximately $2500 per unit because there will not be any City parks in this community, although there will be private park like amenities that will be used by the residents and maintained by the HOA. Commissioner OHM inquired about the minimum driveway length of 15 feet and asked if this will be an issue if cars are parked on the driveways and sidewalks. Mr. Cutler explained the driveways will be 15 to 18 feet, depending on the house and there will be on street parking as well. Commissioner OHM then inquired about some of the streets being excluded from the tree requirement chart. Mr. Cutler explained that the tree requirement shown is for the detached sidewalk on Quail Street and the other streets all have attached sidewalks and City Code requires one tree per 70 feet of street frontage so one tree per single family lot. This will be reviewed and approved during the time of permitting. Commissioner OHM also asked why there are trees in the detention pond, and if they can cause issues. Mr. Jefferies explained the trees are out of the high water surface elevation. Planning Commission Minutes -3— October 3— October 17, 2019 Commissioner OHM asked about the maximum building height and how it is measured. Mr. Cutler said that per the City's code the roof maximum is measured at mid -roof so the center peak might be higher than 35 feet depending on the pitch of the roof. Commissioner LARSON asked about Haskins Station and the homes backing up to Quail Street. Mr. Cutler deferred to the applicant but thought those homes are alley loaded. Commissioner ANTOL asked how many homes might be in Haskin's Station. Mr. Cutler said he is not sure because it is the City of Arvada's project, but knows it is much bigger than this project. Kolby O'Herron, representative of applicant Wonderland Homes Mr. O'Herron gave a brief history of Wonderland Homes which was founded in 1956 in Boulder. He mentioned they have built homes from Ft. Collins to Douglas County and pride themselves on building homes for communities. Commissioner ANTOL asked if there is any information on Haskin's Station. Mr. O'Herron said there will be 477 units at Haskin's Station and their plat was just approved. Commissioner LARSON asked if there are any concerns with traffic once Haskin's Station is developed. Mr. O'Herron explained that most of the traffic will go directly south out of their project to Ridge Road and don't expect to see a lot of traffic on Quail Street. He added there will be parking on both sides of Quail Street. Commissioner OHM asked about the maximum height on the single family attached. Mr. O'Herron said the pitch of the roofs will be 4/12 which will add only two feet to the 35 -foot to the peak of the roof, which is allowed by how the City measures building height. Ken Fay, resident 5393 Parfet Street Planning Commission Minutes -4— October 4— October 17, 2019 Mr. Fay mentioned he has concerns about the development being approved before Quail Street has been constructed. He also has concerns about the landscaping and wonders if the detention pond is being considered open space which people cannot access. His Yd concern is adequate parking due to smaller driveways. Summer Clark, resident 5392 Quail Street Ms. Clark gave a background of her family's estate and how the farming desire has become obsolescent. She believes this development will add value to the surrounding communities. Angela King, resident 5353 Parfet Street Ms. King said she will live behind the detention pond and has concerns that her HOA has not approved the drainage. She is also concerned about traffic on Ridge Road. She would also like to see longer driveways and is also sad to see the existing trees being lost. Bernie Ames, resident 5363 Parfet Street Ms. Ames has concerns for traffic driving down Parfet Street due to trains and multiple cars and does not believe this area is designed for high density and would like to see larger lots. She also has concerns for the height of the homes and for drainage. Commissioner OHM asked staff to address the traffic concerns and parking issues and open space requirements. Mr. Cutler explained that this development is not allowed to start construction until Quail Street is complete as part of the Subdivision Improvement Agreement. Regarding parking, the plans require two car garages for each unit and there will be on street parking for this development, more than is required by Code. Mr. Cutler also mentioned that Quail Street will connect to Ridge Road to the South which will alleviate congestion on Parfet Street. He also added that the development will provide more than the 30% open space requirement in the townhome area. Commissioner OHM also asked staff about the existing trees in the detention pond and if they can stay. He also asked if the drainage will affect the neighboring properties. Mr. Jefferies said the trees cannot stay because it has to be regraded and added the drainage will not affect the adjacent properties because the detention pond will be oversized. Planning Commission Minutes -5— October 5— October 17, 2019 Travis Frazier, Civil Engineer with Redland 1500 West Canal Court, Littleton Mr. Frazier explained that the detention pond is designed with conformance to Skyline Estates drainage and will release at the historic rate and there will be no negative impact downstream and there is a letter form the Skyline Estates HOA approving the detention pond. He also explained in detail how everything will drain. Mr. Jefferies added the detention pond will reduce the flows of storm water. Commissioner VOS asked what parking will look like if nobody parks in their garages. Mr. Johnstone commented that the standard is to have 2 off street parking spots (either on a driveway or the street) per unit and this project exceeds the standards. Ms. King asked about the covering of the drainage area with things people have in their yards. Mr. Jefferies added that there is a drainage easement and nothing can be built in that easement and the flows will be less not more because of the way it is constructed. Mr. Frazier added that when a site is developed there will be more runoff and that is why a detention pond is created to hold the runoff and release it at historic rates so there is no negative impact downstream. Commissioner VOS mentioned her concerns of the HOA not having feedback. Mr. Frazier said they have tried to have conversations but have not heard back from them. Ms. Clark added there is a letter from the HOA and they have approved the detention pond. Commissioner OHM then asked about the additional condition for the WS -18-01 motion. Mr. Cutler said it regards the completion of Quail Street and 53rd Avenue which will be reconstructed to a T intersection instead of an offset intersection. Commissioner OHM asked about a condition for street trees, making sure they are all planted before CO. He wants to make sure there are assurances. Mr. Cutler said it is at the Commission's discretion but staff tracks requirements like this through the building permit process. He added landscaping is tied to the SDP which will be decided on tonight and the other conditions are associated with the plat and that goes on to City Council for approval. Planning Commission Minutes -6— October 6— October 17, 2019 Commissioner OHM also asked if the letter for the HOA needs to be a Condition of Approval. Mr. Johnstone said the HOA letter is not a requirement because this is a platted drainage easement and when Skyline Estates was platted 15 years ago it was anticipated to be used for exactly this purpose, so there does not need to be a formal approval from the HOA. He confirmed the letter will be part of the case file. It was moved by Commissioner ANTOL and seconded by Commissioner LEO to APPROVE Case No. WZ-18-13, a request for approval of a Specific Development Plan for property zoned Planned Residential Development (PRD) located at 5372 and 5392 Quail Street, for the following reasons: 1. The specific development plan is consistent with the intent and purpose of a planned development, as stated in Section 26-301 of the City Code. 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 developer's 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 codes and policies. With the following condition: 1. To ensure that the minimum quantity of trees are put in on Quail Street and meet the landscaping requirements before a CO is issued on the property. Motion passed 6-0. It was moved by Commissioner LARSON and seconded by Commissioner VOS to recommend APPROVAL of Case No. WS -18-01, a request for approval of a major subdivision for property zoned Planned Residential Development (PRD) and Agricultural -One (A-1) located at 5372 and 5392 Quail Street, for the following reasons: 1. All agencies can provide services to the property with improvements installed at the developer's expense. 2. The plat will result in a logical layout consistent with the future development proposed by the specific development plan. Planning Commission Minutes -7— October 7— October 17, 2019 3. The requirements of Article IV of the zoning and development code have been met. With the following conditions: 1. The reception number of the Quail Street right-of-way in Arvada will be filled in prior to recordation of the SDP and plat. 2. The developer shall enter into a subdivision improvement agreement and a lot sale restriction covenant agreement prior to recordation of the subdivision plat. 3. Prior to issuance of building permits, the developer shall provide homeowner's association covenants for review by staff. 4. Prior to recordation, the applicant shall pay the required fees -in -lieu of parkland dedication. 5. Reconfiguration of the intersection of West53rd Avenue and Quail Street shall be completed to the satisfaction of the City. 6. All minor corrections to plat shall occur prior to recordation. Motion carries 6-0. B. Case No. ZOA-19-04: An ordinance amending Section 26-205 of the Wheat Ridge Code of Laws concerning the development standards for minor accessory structures in the Residential -One (R-1) zone district. Ms. Tasneem gave a short presentation regarding the ordinance and accessory structures in the R-1 zone district. Commissioner SIMBAI wondered if this ordinance is really needed if only 8 variance have been processed in the last 10 years and also wondered if the maximum height should be changed as well for a minor structure. Commissioner ANTOL asked why only 8 variances have been processed within the las 10 years and if this ordinance is really needed. Ms. Tasneem said staff might hear from more R-1 residents regarding variances, but only 8 have carried through with them. Mr. Johnstone added that when the City amended all the residential zone districts a few years back the City decided not to touch the R-1 zone district and the reasoning was that when the Comprehensive Plan was adopted and it said revitalization was encouraged on the commercial corridors it also placed a high value on established residential communities. Commissioner LARSON wondered if there is a pressing need to change the ordinance, but thinks this would normalize the setback within all residential zone districts. Planning Commission Minutes -8— October 8— October 17, 2019 Commissioner VOS asked if there is notification to adjacent neighbors for shed variance and if the height will be 35 feet of the structure. Mr. Johnstone replied yes to the notification question and Ms. Tasneem said the height will be a maximum of 10 feet at mid roof. Commissioner VOS thinks it should still be a variance process and agrees that neighbors should be notified if a tall structure is going to be placed close to the property line. Mr. Johnstone then explained that an individual who was given the option of a variance, and didn't think the development regulation made sense and City Council thought that a policy change should be made. Commissioner VOS wondered why a 1St reading has already been done at City Council and Planning Commission hasn't see it yet. Mr. Johnstone explained that he doesn't know for certain the reason for setting the 1 st reading on this City Council agenda item, and added there is nothing codified as to the timing of 1St reading as relevant to the Planning Commission meeting. Commissioner LEO asked if this pertains to permanent structures. Ms. Tasneem said yes and property owners wonder why it has to be setback 15 feet for such a small structure. Mr. Johnstone added that any structure 120 square feet does not need a building permit, but does need to follow the development standards. Ms. Tasneem then gave an overview of the development standards for major and minor accessory structures in other residential zone districts. Commissioner OHM said he thinks this makes sense for a small structure under 200 square feet and will save people money because they do not have to go through the variance process. Commissioner SIMBAI asked if staff knows the history behind why a 15 -foot setback was set years ago. Mr. Johnstone mentioned he did not know why because it was set 50 years ago when the City incorporated. Commissioner OHM then asked about a structure stepping back as it goes up. Mr. Johnstone and Ms. Tasneem explained a bulk plane regulation, but is it for structures usually above 2 stories. Planning Commission Minutes -9— October 9— October 17, 2019 8. 9. There was then discussion amongst the Commissioners about the different development standards. Ms. Tasneem gave some research findings about neighboring communities per Commissioner OHM'S request. It was moved by Commissioner SIMBAI and seconded by Commissioner LEO to recommend APPROVAL of the proposed ordinance amending Section 26- 205 of the Wheat Ridge Code of Laws concerning the regulation of minor accessory structures on the Residential -One zone district. Motion carries 5-1 with Commissioner VOS voting against. OLD BUSINESS Mr. Johnstone mentioned that City Council is in support of People Speak, the budget for it has been approved and will be implemented in January 2020. NEW BUSINESS Commissioners ANTOL and VOS questioned if there is a way to get the agenda packets digitally and where to find on the website. Mr. Johnstone mentioned the agenda packet can be downloaded from the website, but have to use a hard copy for the Commissioners because they are not supplied with Surface Pros to look at during meetings. Ms. Odean added there is two places on the website and will send the Commissioners a link. 10. ADJOURNMENT It was moved by Commissioner LARSON and seconded by Commissioner SIMBAI to adjourn the meeting at 9:22 p.m. Motion carried 6-0. o Ohm, air Planning Commission Minutes October 17, 2019 Tammy Oche -an, Recording Secretary -10—