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HomeMy WebLinkAbout01/21/1999CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting January 21, 1999 ORIGINAL 1. CALL THE MEETING TO ORDER: The meeting was called to order by Chairman BRINKMAN at 7:30 p.m. on January 21, 1999, in the Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 2. ROLL CALL: Commission Members Present: Commission Members Absent: Staff Members Present: 3. PLEDGE OF ALLEGIANCE Anne Brinkman Jerry Collins Dean Gokey Don MacDougall Nancy Snow Janice Thompson Tom Shockley (excused) Alan White, Director of Planning & Development Ann Lazzeri, Minutes Specialist The following is the official set of Planning Commission minutes for the public hearing of January 21, 1999. A set of these minutes is retained both in the office of the City Clerk and in the Department of Planning and Development of the City of Wheat Ridge. 4. APPROVAL OF AGENDA It was moved by Commissioner GOKEY and seconded by Commissioner SNOW to approve the order of the agenda. The motion passed by a vote of 6-0 with Commissioner SHOCKLEY absent. 5. APPROVAL OF MINUTES Commissioner GOKEY requested an amendment to the minutes of January 7, 1999 as follows: On page 4, fifth paragraph, the minutes should reflect that the motion passed by a vote of 5-2 with Commissioners BRINKMAN and GOKEY voting no. It was moved by Commissioner GOKEY and seconded by Commissioner SNOW to approve the minutes of the Planning Commission Page 1 01/21/99 January 7, 1999 Planning Commission as amended. The motion passed by a vote of 6-0 with Commissioner SHOCKLEY absent. 6. PUBLIC FORUM There was no one signed up to speak before the Commission. 7. PUBLIC HEARING A. Case No. WPA-99-01: An application by the City of Wheat Ridge to adopt the revised Comprehensive Plan for the City. The Comprehensive Plan establishes the development goals and policies and the future land use map for the City and, once adopted, will be utilized in the review of any proposed development proposal/application of land use change brought before the City. The case was presented by Alan White. He reviewed the staff report and noted that, in addition to the required public hearing advertisement, notices were sent to approximately 150 people who had attended previous Comprehensive Plan meetings. He stated that this hearing would pertain to Districts One and Two and that Districts Three and Four would be considered at the February 18, 1999 Planning Commission meeting. He reviewed the purpose and function of the Comprehensive Plan. He explained that, at City Council's direction, two alternative maps were prepared and were available for consideration: (1) a map of the existing plan and (2) a map of existing zoning as future land use. Chair BRINKMAN stated that the two alternative maps were for comparison to the future land use map which was approved by the Comprehensive Plan Review Committee (CPRC) in September of 1997. Mr. White reviewed the content of the three maps. He commented that there have been specific concerns with some recommended uses such as residential areas being surrounded by business park and PID and some multi-family development that is currently industrial use located next to single family residential use. He stated that at the December meeting areas designated as business/small office center on Wadsworth north of 44th presented a concern for that residential neighborhood as to whether warehousing would be an appropriate use for that area. He also expressed concern that identifying an area as park or open space severely limits negotiating power in purchasing that piece of ground. He stated, in conclusion, that the three maps are really not that different. Commissioner SNOW asked if language as suggested by the CPRC would have to be changed. Mr. White replied that he thought the policies suggested by the CPRC were all workable within any of the maps. Planning Commission Page 2 01/21/99 Chair BRINKMAN asked Mr. White which of the alternative maps he felt would be easier to maintain and implement when properties come up for rezonings, etc. Mr. White replied that he felt it would depend on the language, policies and goals that go along with the map. Commissioner THOMPSON referred to the Lakeside Shopping Center area and suggested that the map show exactly how deep commercial areas may encroach into residential neighborhoods. Mr. White replied that, in addition to the map, specific language must be included to address this situation. Chair BRINKMAN opened the public hearing. The following individuals addressed the Commission: JoAnn Fisher 7645 West 47th Avenue Ms. Fisher expressed concern that the CPRC map was too detailed and specific. She stated that the steep hill on Wadsworth and the entrance into her neighborhood created a dangerous situation for ingress and egress onto Wadsworth. She stated that she was opposed to any types of business that would create increased traffic, such as warehouses, and would prefer home businesses, duplexes or small offices with daytime hours to be allowed in that area. She stated that the map showed a commercial strip with light industrial and warehouse which she did not think was feasible. She also expressed concern about talk of developing an alleyway behind Wadsworth to the west from 44th to 47th to relieve traffic and stated that the neighborhood is opposed to extra traffic from Wadsworth being routed onto residential streets. She asked that the voting procedure for the COMPLAN be explained. Mr. White explained that the process is in the beginning stages and that he anticipated several more meetings and work sessions by the Planning Commission before a vote is taken and forwarded to City Council for final adoption. Commissioner GOKEY explained that the proposed alleyway was part of the discussion on the Wadsworth Corridor Study. He expressed his opinion that there should be a transition for buffering residential areas from commercial areas along Wadsworth. He also commented that the traffic situation on Wadsworth as described by Ms. Fisher would probably preclude a developer from building certain types of businesses in that area. He also assured Ms. Fisher that the Planning Commission scrutinizes developer's plans and requests very carefully. Commissioner SNOW suggested transitional residential use for the area and asked Ms. Fisher if that would be preferred. Ms. Fisher asked the definition of transitional residential. Mr. White read the definition from the draft plan. Ms. Fisher indicated that she preferred the transitional residential zoning rather than RC and reiterated her opposition to warehouse type businesses. Commissioner THOMPSON felt that warehouse/business center should be in a different category separate from office use. She stated that the Planning Commission may need to have mini-master plans in certain areas so that when the Wadsworth Corridor is developed, a more Planning Commission Page 3 01/21/99 detailed master plan could be accomplished to protect citizens with these types of unique problems. Randy Carver 4590 Allison Mr. Carver stated that the alternative two map adequately addressed his neighborhood's desires. He also commented that when citizens look at planning maps they want to see the zoning that is allowed and that the alternative one map could show the intended long-term use of a general area. He urged the Planning Commission, at some point, to create a map that reflects the written word in the Comp Plan as well as the zoning. Pat Fisher 7609 West 47th Avenue Ms. Fisher stated her opposition to the proposed commercial rezoning between I-70 and 44th Avenue on Wadsworth. She stated her subdivision was unique in that there was only one entrance onto 47th Avenue. She felt the Planning Commission was only concerned with six homes on Wadsworth while ignoring the 220 homes in her subdivision. She expressed concern that commercial use would increase traffic in her neighborhood which would exit onto 44th or onto the proposed alleyway. She also expressed concern that if a divider is placed on Wadsworth, it would prevent emergency vehicles from entering her neighborhood from 47th and Wadsworth thereby increasing response time. She preferred to see the types of businesses that would close in the early evening and that would provide their own parking. Chair BRINKMAN explained that the purpose of this meeting was to receive public input in determining future land use. She noted that alleyways, etc. are a part of the Wadsworth Corridor Study and not a part of the Comp Plan hearings. She assured Ms. Fisher that the Planning Commission would take a very careful look at this area. Commissioner THOMPSON asked Ms. Fisher if it was her desire for the area along Wadsworth to stay residential rather than commercial because of associated increase in traffic. Ms. Fisher replied that she would prefer no additional commercial businesses, but if it had to be she would prefer businesses that closed at five or six o'clock. (Chair BRINKMAN declared a recess at 9:00 p.m. The meeting was reconvened at 9:15 p.m.) Susan Seeds 6147 West 35th Avenue Ms. Seeds stated that she served on the Comprehensive Plan Review Committee. She was in favor of the CPRC map rather than the alternative maps because she felt it reflected the citizens' desires for their neighborhoods to be preserved and not be subjected to higher densities nor be redeveloped at higher densities in the future. She stated that the citizens asked that single family detached housing be the primary type of housing in their neighborhoods and felt duplexes reflected medium density housing and were not necessarily desired in future Planning Commission 01/21/99 development. She stated that CPRC didn't want to ignore the fact that many neighborhoods have existing duplexes nor did the committee want them to be incompatible which she felt happened on the alternative maps. She stated that the alternative maps indicate nothing about types of housing and she felt this was a serious omission. She stated that the alternative map one which reverts to the original future land use map was not acceptable and that many incompatible uses were hidden within this map. For example, the land along Lena Gulch is designated as park land and is actually in private ownership. She stated that the citizens also asked remaining agricultural land within the City be preserved and any attempt to remove this category from a land use map should be strongly opposed. She stated that the committee spent many hours discussing the area along Wadsworth between 44th and I-70 and defended the need for up to six categories of business zones as a way of providing guidelines for business redevelopment and combining compatible uses that may help to reduce traffic congestion. In conclusion, she stated that if she could change one thing on the CPRC map, it would be to reduce the amount of industrial land for Wheat Ridge. Commissioner SNOW asked Mr. White if he had discovered errors where land was erroneously named park land. Mr. White replied that this was simply a copy of the old plan and no analysis of existing land use versus plan designations was done. Commissioner SNOW stated that citizens who lived along Lena Gulch voted to keep the area in private ownership. Ms. Seeds suggested one solution to saving agricultural property might be for the City to purchase certain agricultural land for a park and perhaps have a working greenhouse to preserve part of the heritage of Wheat Ridge. In response to a question from Commissioner THOMPSON regarding the "O" designation on the CPRC map in the area of Wadsworth and 44' Mrs. Seeds went over the actual language identifying the old district and explained that the Committee's intention was to consider businesses that would not generate a lot of traffic, stay open late, or generate semi-truck traffic. She felt residential transitional would probably be best for this area. Commissioner GOKEY commented on the density issues and stated that density is not the only issue involved in good planning. He felt that some multi-family units look fine depending upon the quality of the architecture, etc. Thomas Slattery 6869 W. 32nd Avenue Mr. Slattery stated that he was also a member of the Comprehensive Plan Review Committee. He stated that City Council's direction was to update the existing Comprehensive Plan and not to produce a new one. He presented maps to the Commission which were prepared by the planning consultant, Community Matters, Inc. and were based on the original land use map of the Comprehensive Plan. He stated that the consultant pointed out that the existing land use plan produced many conflicts with existing land use and also with zoning. He stated that from Planning Commission Page 5 01/21/99 public input received, he felt the biggest item was protection of neighborhoods from encroachment by incompatible uses. He felt that the alternative land use maps seem to be restatements of the types of conflicts that characterized the original map. He expressed concern that the map shows the mass rezone area of east Wheat Ridge as medium density appears to be an attempt to undo the mass rezonings. He didn't feel that the alternative maps were accurate and didn't define density. He stated that he also participated in the original Wheat Ridge Comprehensive Plan and that the three major goals were to (1) get a long range park land plan; (2) project commercial activity centers; and (3) retain the low density residential character of the City. He stated that the CPRC map continues those goals and is consistent with an update of the existing plan. Mr. White commented that if it was intended by the Comprehensive Plan in 1976 that areas be single family low density residential, the next step should have been to change the zoning which controls the density, type of housing units and other development standards. He also informed the Commission that he would provide copies of the conflict maps as presented by Mr. Slattery for the Commission. Louis Turner 11256 West 38th Avenue Ms. Turner stated that she was opposed to the CPRC map and in favor of the zoning map. She stated that, from opinions expressed by citizens of Wheat Ridge, the priorities were controlling density, preserving neighborhoods, preserving small town atmosphere, preserving agricultural heritage and, in general, preserving the character and identity of Wheat Ridge. She expressed concern that there are thousands of properties which are now eligible for densities in excess of what the current zoning allows because if the land use plan shows higher density than the zoning map it leaves the door wide open for approval of rezoning requests because they comply with the Comprehensive Plan. She stated that since zoning changes are controlled by the future land use map, it makes the document extremely important. She stated that she had suggested to the CPRC that they take the position that "future development of the City would be within the existing zoning and that it would not be the intent of the Comprehensive Plan that low density properties be rezoned for increased density or increased intensity." She recommended that the Commission adopt the zoning map as the future land use plan which doesn't present the risks that the CPRC map does. She stated that it should also include a statement that future development be within the zoning districts and that it would not be the intent of the Comp Plan that low density properties be rezoned for increased density or intensity. She felt that another statement that should accompany the map and the Comp Plan is that Wheat Ridge reserves the right to down-zone properties which would entail the purchase of development rights. She urged the Planning Commission not to approve the CPRC map as presented because it would destroy the purpose and integrity of the density ordinances passed in 1997 and puts at risk the community preservation. She also stated her opinion that no property should be listed as "undefined". Planning Commission Page 6 01/21/99 Denise Midroy 3401 Fenton Ms. Midroy stated that she presently resides at 3401 Fenton and is in the process of moving to another property she owns at 4686 Parfet which is an undefined agricultural parcel. She urged the Planning Commission to maintain this parcel as agricultural. Susan Seeds returned to the podium. She stated that some of the open undefined property was listed as vacant while some were being used. The intention was not to remove agricultural listings from the map, but felt this was a way of saying the land was being used and was not vacant. Chair BRINKMAN asked if there were others present who wished to address the Commission on this matter. There was no response. Commissioner SNOW moved and Commissioner THOMPSON seconded that the Planning Commission conduct a study session at 7:30 p.m., February 25, 1999 to review public comments. The motion passed by a vote of 6-0 with Commissioner SHOCKLEY absent. Commissioner SNOW moved and Commissioner GOKEY seconded to continue the Case No. WPA-99-01 to 7:30 p.m., February 18, 1998, in the City Council Chambers. The motion passed by a vote of 6-0 with Commissioner SHOCKLEY absent. 8. CLOSE THE PUBLIC HEARING Chair BRINKMAN asked if there were others present who wished to address the Commission. Hearing no response, Chair BRINKMAN declared the public hearing closed. 9. OLD BUSINESS There was no old business. 10. NEW BUSINESS There was no new business. 11. DISCUSSION ITEMS There were no discussion items. 12. COMMITTEE AND DEPARTMENT REPORTS There were no committee or department reports. Planning Commission Page 7 01/21/99 13. ADJOURNMENT Commissioner SNOW moved and Commissioner GOKEY seconded to adjourn the meeting at 10:35 p.m. ANNE BRINKMAN, Chairman Ann Lazzeri, Recording Sercretary lanning Commission Page 8 1/21/99