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HomeMy WebLinkAbout03/17/2011City of Wheatlidge PLANNING COMMISSION Minutes of Meeting March 17, 2011 1. 2. 3. 4. 5. CALL THE MEETING TO ORDER The meeting was called to order by Chair MATTHEWS at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Anne Brinkman Alan Bucknam Marc Dietrick Dick Matthews Scott Ohm George Pond Steve Timms Staff Members Present: PLEDGE OF ALLEGIANCE Ken Johnstone, Community Development Director Meredith Reckert, Sr. Planner Gerald Dahl, City Attorney Tim Paranto, Public Works Director Patrick Goff, City Manager Heather Geyer, Administrative Services Director Ann Lazzeri, Recording Secretary APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner TIMMS and seconded by Commissioner BRINKMAN to approve the order of the agenda as printed. The motion carried 7 -0. APPROVAL OF MINUTES — February 17, 2011 It was moved by Commissioner BUCKNAM and seconded by Commissioner POND to approve the minutes of February 17, 2011 as presented. The Planning Commission Minutes I March 17, 2011 motion carried 5 -0 with Commissioners BRINKMAN and TIMMS abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes) No members of the public wished to speak at this time. 6. PUBLIC HEARING (Prior to opening the public hearing, Chair MATTHEWS disclosed that he owns a small amount of Cabela's stock. Staff determined that this would not affect his ability to hear the case.) A. Case No. WZ- 11 -01 An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of Planned Commercial Development (PCD) zoning for property located at 4105 Youngfield Service Road and approval of a Concept Outline Development Plan on property zoned PCD and located at 4000 Cabela Drive and 4105 Youngfield Service Road. This case was presented by Meredith Reckert. She distributed copies of letters of support from Loretta DiTirro, President of Enterprise Wheat Ridge; Douglas Allen, Home Instead Senior Care; Denise Stephens, Executive Director of Jefferson County Business Resource Center; Britta Fisher, Wheat Ridge 2020; and Cheryl Brungardt, District I Resident. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. In response to a question from Commissioner BUCKNAM. Ms. Reckert explained that bike parking requirements were taken from the Streetscape Design Manual. Commissioner BRINKMAN referred to neighbors' concerns about lighting. Ms. Reckert replied that freestanding lighting is proposed at 35 feet as opposed to 30 feet in the old plan. The developer will be required to submit a photometric plan. She commented that increased light pole height will decrease the number of light poles in the development. Commissioner POND asked if the ODP could be adjusted at final development plan. Ms. Reckert replied that there is some ability for "tweaking" based on agreement between staff and the applicant. She also stated that the Streetscape Design Manual and the Architectural and Site Design Manual were used as a reference point in developing the Outline Development Plan. Planning Commission Minutes 2 March 17, 2011 Commissioner OHM inquired about electronic reader boards along I -70. Ms. Reckert explained city code requirements for these types of signs. In response to a question from Commissioner TIMMS, Mr. Paranto stated that all of Cabela Drive will be a public street. Commissioner BUCKNAM asked how far the multi -use path extends along the east side of the property to the south. Mr. Paranto explained that a 10 -foot path has been built on 40 underneath I -70 and ties into the crosswalk to an existing sidewalk trail along the east side of Youngfield down to the Clear Creek trail. There will be four connections with the trail in the development. Carolynne White Land Use Counsel, Cabela's Ms. White stated the Concept outline development plan (ODP) would be presented this evening with the Specific ODP planned for presentation on April 7. Dennis Armstrong Corporate Architect, Cabela's Mr. Armstrong presented the history and overview of the project. The location is desirable due to access from I -70 and SH58 that leads to the I -70 corridor and outdoor recreation areas. It is hoped to use the open space for access by customers and as well as educational opportunities. The development will reclaim an old gravel pit and result in a great asset to the community. Things have changed since 2005 when it was planned to build a Cabela's store with other retail filling in over the years. The plan has been revisited to develop Clear Creek Crossing which will bring a wider variety of tenants along with Cabela's and provide employment and great services to the community. Cabela's has already been a catalyst to improve the community with the I -70 improvements and interchange at 58th. The open space presents great opportunity to make the property next to Clear Creek more attractive and useful. Cabela's is very committed to a sustainable future for the area. Carolynne White stated that the applicant is requesting an amendment to the previously approved ODP and rezoning of an additional 32 acres of Jefferson County property currently pending annexation to Wheat Ridge. She compared the previous ODP to the requested amended ODP. The principal changes reflect the additional 32 acres as well as changes resulting from additional anchors that will be developed concurrently with Cabela's. Chris Fasching Traffic Engineer for Cabela's He stated that many traffic analyses have been done on this site. As a result, some transportation improvements have already taken place Traffic counts have also been reduced on 44 and 32 Avenues. Traffic analyses have been "freshened" to take into account the expanded development area. Some of the changes include Planning Commission Minutes 3 March 17, 2011 the following: 32 "d Avenue will be improved including lane widening from Alkire just past Applewood Village Center access; signalization will be improved along 32 nd Avenue; there will be a grade separation at Cabela Drive and SH 58; and the Youngfield intersection will have added lanes. Additional lanes and signal timing will increase capacity of the intersection by 40 -50% while traffic should only increase 25 -30 %. New ramps will be constructed at 27 th Avenue at some time in the future and a new bridge will be constructed over 32 " Avenue. Cabela Drive will have three lanes going south and two lanes going north. He reviewed the site circulation. In response to questions from Commissioner OHM, Carolynne White explained that the bicycle path runs parallel to Cabela Drive. Mr. Paranto added that there will be a grade separation at Cabela Drive at Clear Creek for the path to go underneath Cabela Drive. Commissioner TIMMS asked if there would be a sound wall for the homes along 32 nd Avenue. Mr. Armstrong stated that the old sound wall will be removed and replaced with a new one. Noel Cupkovik Cupkovik Architecture Mr. Cupkovic stated that he was retained by Cabela's in 2009 to work on the new ODP. He reviewed his firm's credentials. A Design Standard Pattern Book has been incorporated under the amended ODP to provide an overall foundation for all future development. It establishes minimum levels of design and regulatory guidelines and focuses on standards that will create a vibrant environment for residents and visitors. It addresses signage, landscaping, site amenities, site planning and architecture. He reviewed the elements provided in the Design Standard Pattern Book. Safe and ample pedestrian access has been provided for neighbors. Commissioner TIMMS asked about the timeline for construction. Dennis Armstrong replied that once begun, construction should take 12 -16 months. Commissioner TIMMS expressed concern about the use of synthetic stucco (EIFS.) Mr. Cupkovik stated that he didn't want to handcuff applicants by prohibiting EIFS. Many problems with this material in the past have occurred with use in residential structures. Typically, stucco or EIFS is only used ten feet above ground level so it isn't damaged by storm water or rain. In response to a question from Commissioner DIETRICK, Mr. Cupkovik stated that sustainable design will be used in the development. However, to make it a requirement of zoning could be detrimental in attracting tenants because sustainable design is related to economic viability of a project. Planning Commission Minutes 4 March 17, 2011 Angela Milewski BHA Design Ms. Milewski reviewed the credentials for the landscape firm of BHA Design. BHA has been a leader in sustainable site design since 1993. She reviewed designs for general landscaping, parking lot landscaping, streetscaping, site amenities and lighting. Lighting will be contained on the site. She noted the significant grade drop of 30 -40 feet from south to north which would further protect adjacent neighborhoods from light spillage. In addition, there will also be a 20 -30 foot landscape buffer on the south side. In response to a question from Commissioner BRINKMAN, Ms. Milewski stated that she agreed with the comments provided by the Forestry and Open Space Supervisor for Wheat Ridge. Commissioner OHM asked if the Wheat Ridge Streetscape Design Manual would be adhered to. She stated that the Manual would be adhered to, however, cottonwoods will be used only where they are native along Clear Creek. (The meeting was recessed at 9:07p.m, and reconvened at 9:19 p.m.) Carolynne White Ms. White commented that when talking about sustainability on this project, it is the same as defined in the city's comprehensive plan (people, prosperity, planet). She agreed with rezoning criteria related to the ODP amendment and stated that their application meets all of those criteria. She agreed with the staff report with the exception of condition 4 that will be clarified later in the meeting. Chair MATTHEWS opened the public hearing. John Moore 13950 W. 32 "d Avenue Mr. Moore disclosed that he has done contracted work for Cabela's; however, he has owned or resided in his property since 1968 and expressed excitement about the master planned project that will greatly improve the energy of the area. He commented that his neighbors share his excitement. Kevin McCasky CEO, Jefferson Economic Council (JEC) Mr. McCasky, is also a former Jefferson County Commissioner. As a Commissioner, he was involved in this project over the past six years with the applicant and the City of Wheat Ridge. He considered this to be a major and critical project for Wheat Ridge and Jefferson County because it will provide many returns for the area. There will be a positive employment impact during the construction phase as well as in the future when the project is complete. The area needs this type of development for its citizens. Planning Commission Minutes 5 March 17, 2011 Janice Thompson Wheat Ridge Citizen Ms. Thompson spoke in favor of the project because Cabela's is committed to excellence. She has visited the Cabela's store in Grand Junction that has resulted in revitalization for the area. This land could have been developed in a much less desirable manner. She requested that hotels not be built in the area. She expressed her disapproval of electronic message signs. Edna Miklos Ms. Miklos is a resident and business owner in the area. She spoke in favor of the project because it will be a positive tax and employment base for the area. She expressed concern about RV's parking overnight in the area and asked that this not be allowed. She also expressed her disapproval of electronic message signs along I -70. Don Klassen Mr. Klassen stated that he was not opposed to development. Because his neighborhood will get maximum impact from 32 "d Avenue, he asked that wall barriers on the residential side be raised to an appropriate level to minimize traffic noise. He asked that the Coors ponds be surrounded with chain link fence to protect children. Commissioner BRINKMAN asked if Mr. Klassen felt that traffic on 32 " had been reduced since the interchange was installed. He replied that there is still a large amount of traffic due to the fact that 32nd leads from downtown Golden out to Lutheran Hospital. Flora Andrus Fairmont Improvement Association Ms. Andrus expressed concern that traffic studies did not include traffic coming from the north on McIntyre Street. She was pleased to have a bridge over 58` to allow access to Clear Creek from the neighborhood to the north. She expressed concern that lighting could prevent residents from seeing stars at night. Stan Dempsey 3110 Alkire, Golden Mr. Dempsey represented the Applewood Property Owners Association (APOA). He submitted a copy of his statement into the record. He stated that he had not received notice of the hearing and requested continuation of the hearing until such time when there has been due notice. An exit from Highway 58 to Holden Street is essential to prevent the neighborhood from being overwhelmed with traffic. Improvements must be compatible with the revised traffic analysis. Commitment to trail connections and improvements must be honored. Lighting must be compatible with residential neighborhood. He asked for opportunity to review lighting changes. He asked that the Bald and Golden Eagle Protection Act and Planning Commission Minutes 6 March 17, 2011 the Migratory Bird Protection Act be adhered to. He requested that the APOA receive notices of any future meetings regarding this development. Shirley Schneider Applewood Valley Association Ms. Schneider stated that her association represents two thousand homes immediately south of Wheat Ridge. She stated that she is not opposed to the development but wants it done right. She expressed concern that there was inadequate notice of the hearing. Scott O'Donnell Applewood Valley Association Mr. O'Donnell stated that new factors in this revision compromise a resolution because the plan allows for 1.5 million square feet of floor area which is almost twice the area in original ODP. He stated that state and federal government gave approvals based on the original ODP. Barbara Barry Applewood Valley Association Ms. Barry did not agree that the new ODP would not adversely impact the public health, safety or welfare. She expressed concern about increased traffic impact. She objected to not having the ability to review the new traffic analysis. Shirley Coen 13146 W. 33 d Avenue Ms. Coen's house is located near Cabela Drive and 32 Avenue. She expressed concern that the wall replacement would be closer to her house and prevent her from building a garage. Mr. Paranto stated that the wall would be built on city property. Further, the design has not changed since 2006. She stated her opposition to the development. Meredith Reckert addressed comments about the noticing process and explained the city is required to notice property owners within a 300 foot radius from the perimeter of affected property. There is no requirement to notify adjacent homeowners associations. She also noted that the files, including traffic analyses, are open to the public. Carolynne White explained that digital signage is static and can only change every 15 seconds per City of Wheat Ridge standards while CDOT standards allow change every 6 seconds. She reassured all present that Cabela's intends to complete all traffic commitments made in 2006 prior to opening of store. The amended ODP has no changes to earlier traffic commitments. Commissioner BRINKMAN asked about overnight RV parking. Ms. White stated that she could only speak for Cabela's and would have to discuss this with Planning Commission Minutes 7 March 17, 2011 the other tenant. Under the proposed ODP amendment, it is allowed. Cabela's has no jurisdiction to require fencing on the ponds owned by Coors. Commissioner BRINKMAN asked if a traffic study had been performed on 44 Avenue. Mr. Fasching explained the nature of traffic impact to the north of the development. The intersection of 44 and Holman and 44 and McIntyre are included in the traffic study. Present vehicles per day on McIntyre at 44 Avenue are 20,000 vehicles per day (both directions). Build -out of the site could add roughly 3,000 vehicles per day. McIntyre should be able to accommodate 30,000 vehicles per day. 44 Avenue between McIntyre and Holman is now carrying 6,000 vehicles per day. About 1,500 vehicles would be added. Most two -lane roads can handle up to 12- 15,000 vehicles per day. The intersection of 44 and Cabela Drive will be signalized. Traffic will be added to Youngfield and 32 "d Avenue. The numbers will increase up to 20 -25 %; however, capacity improvements at that intersection will far exceed the increased generation. He addressed concerns about increased density. The increased square footage will not all be attributed to retail. Over half of that increase will be office space which presents less traffic intensity. Parcels north of Clear Creek would have even less traffic. Carolynne White returned to the podium to close the presentation and thanked the Commission for its attention and asked for favorable consideration of the application. Commissioner TIMMS expressed concern about proposed caretaker residences on Lots 5 and 7. Mr. Armstrong stated that Lot 7 is controlled by Coors and they have not yet made a decision on allowed uses. It would be a light intensity use and there could be outdoor activities that would require a caretaker. Lot 5 would only be there in the event that any of the out - parcels would require a caretaker use. In response to a question from Commissioner TIMMS, Mr. Armstrong replied that overnight camping on Lot 7 is not a new change. It is up to Coors as to whether a campground would be proposed. Mr. Armstrong will discuss this with Coors. Commissioner TIMMS would like to see this use subject to a special use permit process. Commissioner TIMMS expressed concern about "travel center /gas station" and stated that he would like to see self - service car washes, other than those associated with a service station, excluded. He also wanted to see truck stops excluded as a use. Mr. Armstrong stated that truck stop use had never been considered. Commissioner TIMMS asked why a warehouse use was included on Lot 8. Ms. Reckert stated that staff had recommended warehouses to be associated with office use. Mr. Armstrong stated that Coors looks at Lot 8 as being used for Planning Commission Minutes 8 March 17, 2011 access to their ponds rather than development. Mr. Armstrong and Ms. Reckert will clarify this with Coors. Commissioner TIMMS asked the applicant to address outdoor storage. Mr. Armstrong explained that Cabela's anticipates selling boats and ATV's and will need a screened area to house inventory. Commissioner POND asked the applicant if "travel center" could be eliminated. Mr. Armstrong stated that language could be recreated to indicate there would be no truck stop use. Further, present -day gas stations have evolved to have a small restaurant inside which makes them more like a travel center than merely a gas station. In response to a question from Commissioner TIMMS, Ms. Reckert clarified that no structures could be built on Lot 8. In regard to questions from Commissioner TIMMS regarding design standards, Ms. Reckert and Mr. Johnstone explained that four -sided architecture would not be required for the three large anchors, but would be required for secondary buildings. Mr. Armstrong stated that this will be looked at more closely at the specific ODP level. Commissioner TIMMS asked why staff was recommending the removal of a condition requiring exterior signage to be turned off two hours after a store is closed. Ms. Reckert stated that it would be unenforceable. Ken Johnstone commented that signs that would be on at night would be oriented toward the highway. Mr. Johnstone also noted that the requirement to turn off signs would be stricter than elsewhere in the City and difficult to enforce. Commissioner POND asked what the procedure is for further amendments to the ODP. Ms. Reckert explained that if it were something that wasn't working that didn't impact the intent or integrity of the requirement, it could be handled administratively. However, if it was out of the realm of what the project entails, it would require a full ODP amendment. In response to a question from Commissioner OHM, Mr. Armstrong explained that the grade differential between I -70 and Cabela's floor is 5 feet. Chair MATTHEWS closed the public hearing. It was moved by Commissioner TIMMS and seconded by Commissioner BRINKMAN to recommend approval of Case No. WZ- 11 -01, a request for approval of Planned Commercial Development (PCD) zoning on property being considered for annexation at 4105 Youngfield Service Road and that a PCD Concept Outline Development Plan, including the Design Standard Planning Commission Minutes 9 March 17, 2011 Pattern Book, on property located at 4000 Cabela Drive and 4105 Youngfield Service Road for the following reasons: 1. The TMAC parcel located at 4150 Youngfield Service Road is under consideration for annexation and zoning must be approved within 90 days. 2. Extension of the PCD zoning and development to the north is a logical use for the property while protecting the open space area currently located in the Clear Creek corridor. 3. The request is consistent with both the Three -Mile Plan and Envision Wheat Ridge. 4. Many of the infrastructure improvements are already constructed. 5. There will be economic and recreational benefits from the development. 6. The proposed uses are compatible with commercial uses in the vicinity. 7. All requirements for a Concept ODP have been met. With the following conditions: 1. Comments generated by the city's Parks, Open Space and Forestry Supervisor be incorporated in the Design Standard Pattern Book. 2. The applicant shall supplement, or modify, the Wheat Ridge - Cabela's Traffic Impact Analysis Update, dated February 23, 2011, to sufficiently address the Public Works Department comments and requests. The Public Works Department must approve the final document prior to the hearing on the ODP before the City Council. 3. All public infrastructure and improvements including streetscape amenities and drainage facilities be constructed prior to the Certificate of Occupancy. 4. On page 6 -5 of the Design Standard Pattern Book, it be specified that the transparency requirements apply to buildings, not tenant spaces. 5. The following uses be added to the prohibited use list: truck stops and self - service car washes. 6. Additional language be added to the Design Standard Pattern Book that clarifies appropriate building locations for synthetic stucco and EIFS. 7. The following uses be added as special uses for Lot 7: camping or campground; and for Lots 5: and 7, Caretakers Residence. S. The following use be removed from Lot 8: Warehouse. It was moved by Commissioner BUCKNAM and seconded by Commissioner POND to amend the third condition to state: Streetscape amenities on or immediately adjacent to Cabela Drive, 46 Avenue and Clear Creek Drive, including landscaping and associated amenities, shall be installed prior to the Planning Commission Minutes 10 March 17, 2011 first Certificate of Occupancy within the development. The motion carried 7- 0. Commissioner OHM moved and Commissioner TIMMS seconded to add an amendment that the plant list in the Design Standard Pattern Book be modified to meet the criteria of the City of Wheat Ridge Streetscape Design Manual. The motion carried 7 -0. Commissioner BRINKMAN moved and Commissioner BUCKNAM seconded to add a condition to eliminate the note regarding the requirement to turn off exterior signage two hours after a store is closed. The motion carried 4 -3 with Commissioners TIMMS, BUCKNAM and DIETRICK voting no. The main motion, as amended, carried by a vote of 7 -0. B. Case No. WZ- 11 -02 (Continuance until April 7, 2011 recommended by staff.) An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of a Specific Outline Development Plan for property zoned Planned Commercial Development (PCD) and located at 4000 Cabela Drive and 4105 Youngfield Service Road. It was moved by Commissioner BUCKNAM and seconded by Commissioner POND to continue Case No. WZ- 11 -02, a request for approval of Planned Commercial Development Specific Outline Development Plan on Lots 1.1, 2.1, 2.2, 2.3, 2.4, 3, 5.1, 5.2 and 5.3 within the Clear Creek Crossing Concept Outline Development Plan to the April 7, 2011 Planning Commission meeting for the following reasons: 1. Not all submittal requirements for a specific ODP have been met. Commissioner TIMMS stated that he would not be able to attend the April 7` meeting and preferred to move the hearing to April 21. Commissioner BRINKMAN stated that she would also be unable to attend the meeting on April 7. Ms. Reckert stated that public hearings have already been scheduled to be heard by City Council. The motion carried 6 -1 with Commissioner TIMMS voting no. OTHERITEMS A. 38 Avenue Corridor Plan Update Planning Commission Minutes 1 I March 17, 2011 Commissioners BRINKMAN and TIMMS presented a brief update on the 38` Avenue Corridor Plan. B. Election of Officers Commissioner BUCKNAM was elected to serve as Chair of the Planning Commission. Commissioner POND was elected to serve as Vice Chair. 8. ADJOURNMENT It was moved by Commissioner BUCKNAM and seconded by Commissioner POND to adjourn the meeting at 11:03 p.m. The motion carried 7 -0. &4 k4lkl�' Richard Matthews, Chair Ann Lazzeri, Secretary Planning Commission Minutes 12 March 17, 2011 PUBLIC HEARING ROSTER CITY OF WHEAT RIDGE PLANNING COMMISSION March 17, 2011 Please sign this roster if you wish to speak on any subject not appearing on the agenda. (Public comment may be limited to three minutes) �11 Name Address 7�Ir�