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l WheatRidge
PLANNING COMMISSION
Minutes of Meeting
August 4, 2011
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4.
CALL THE MEETING TO ORDER
The meeting was called to order by Chair BUCKNAM 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
Tracy Guildner
Dick Matthews
Scott Ohm
George Pond
Steve Timms
Staff Members Present:
PLEDGE OF ALLEGIANCE
Meredith Reckert, Sr. Planner
Tim Paranto, Director of Public Works
Ann Lazzeri, Recording Secretary
APPROVE THE ORDER OF THE AGENDA
It was moved by Commissioner MATTHEWS and seconded by
Commissioner TIMMS to approve the order of the agenda. The motion
carried 8 -0.
5. APPROVAL OF MINUTES — June 16, 2011
It was moved by Commissioner MATTHEWS and seconded by
Commissioner TIMMS to approve the minutes of June 16, 2011 as presented.
The motion carried 6 -0 with Commissioners Dietrick and Guildner
abstaining.
6. 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.
Planning Commission Minutes I August 4, 2011
7. PUBLIC HEARINGS
A. Case No. MS- 11 -02: An application filed by Weston Solutions for a 3 -lot
minor subdivision plat with dedications on property zoned Mixed Use
Commercial (MU -C) and located at approximately 7340 West 44`
Avenue.
This case was presented by Meredith Reckert. She entered all pertinent
documents into the record and advised the Commission there was jurisdiction to
hear the case. She reviewed the case file and digital presentation. Staff
recommended approval for reasons, and with a condition, as outlined in the staff
report.
Steve Art
Economic Development and Urban Renewal Manager
Mr. Art stated that Renewal Wheat Ridge, the city's urban renewal authority, has
reviewed the subdivision and fully concurs with staff recommendations.
Chair BUCKNAM opened the public hearing and asked to hear from members of
the public.
Rebecca Zachmeier
4200 Upham
Ms. Zachmeier wanted to know what drainage will look like and expressed
concern about above - ground detention. She expressed concern about the senior
housing project and stated that she would like to see more home ownership
properties in the city.
Joseph Sadar
4355 Teller
Ms. Sadar wanted to know more details about the senior housing project. Ms.
Reckert explained that the plans are presently under administrative review and
citizens may come to the Community Development Department to see them.
Judy Capra
4290 Teller
Ms. Capra stated that she was surprised to hear the senior housing project had
been approved. She believed Lot 2 is not large enough to accommodate 88 units
and should be larger. She was opposed to a waiver of park land dedication.
Myrna Shaw
4195 Teller
Ms. Shaw expressed concern about street allotments that would encourage drivers
to speed. Also, increased traffic in the area would affect safety of children in the
Planning Commission Minutes 2 August 4, 2011
area. She was opposed to placing a median on Wadsworth toVance Street
because it would have a negative impact on existing businesses.
Lorraine Neumann
4281 Upham
Ms. Neumann stated that she is now landlocked and asked if she would have a
curb cut to allow access to her property from 43` Avenue. She also asked if the
existing trees would remain
Gay Ann Fey
4320 Upham
Ms. Fey expressed concern about 43` Avenue going through that would result in
increased traffic. Drivers already speed in this area. A light at Vance will cause
drivers to cut through on 43`
Andy Horn
7175 West 42 " Avenue
Mr. Horn expressed opposition about that 88 -unit living complex for limited
income seniors because Wheat Ridge already has a glut of low- income rentals.
He understood that the use for this area would be mixed use with commercial and
believed this was a "bait and switch" by the city. The senior living complex will
not bring strong families to Wheat Ridge. He was also opposed to a median on
44` Avenue that will increase traffic congestion at Vance, Teller and Upham. A
signal at Vance will not help traffic congestion. 44` Avenue could be backed up
as far as Teller. His neighborhood already gets cut - through traffic on Teller. He
did not believe open space requirements can be met by some tables and patio
space. He expressed concern about a subdivision being approved before
development for the property is planned.
Craig Ailero
4200 Upham
He stated that he was not aware that the senior housing project had been
approved. He believed that a library and DMV building was promised for the
area. He was also concerned about storm water flushing through the remediation
area for the demolished transmission shop.
Suzanne Capra
7070 West 43` Avenue
She didn't understand why the city is buying rentals to convert to home
ownership when this housing project will add to rental property in the city. She
expressed concern about increased traffic on Upham Street.
Steve Art reminded those present that the matter before the Commission is the
subdivision and not the ultimate development. However, he described the
proposed development that is presently under administrative review. The
apartments will not abut 43` but will be in an L -shape that will run
Planning Commission Minutes 3 August 4, 2011
along Vance street and the other along the northern border of the property. Only a
portion of the project that is counted toward open space is patio and open space.
An area at the north end of the property is planned for a garden area. A public
space will be required for Lot 1 when it is developed.
Ms. Reckert commented that development of the property is market- driven. The
City was working with Renewal Wheat Ridge and Jefferson County to find a
public use for the property but Jeffco decided to locate their building elsewhere.
Another development proposal was a medical clinic that also decided to locate
elsewhere. It is not known at this time who the users will be for Lots 1 and 3.
There is also a need for affordable multiple housing in the City.
John Reisma
Weston Solutions
In response to a question from Commissioner GUILDNER, Mr. Reisma stated
that the ground has been tested for contamination and everything is coming back
clean. There is also ongoing monitoring and there is no need to expedite that
monitoring before construction of a detention pond takes place. The pond will
meet all EPA standards.
In response to a question from Commissioner OHM, Mr. Paranto stated that
different scenarios have been examined for the detention pond and it was
determined that it would be placed in the northeast corner. It will initially be an
earthen pond to give the future owner of Lot 1 the right to change the
configuration if so desired. It could possibly be put underground.
For clarification, Commissioner TIMMS commented that Planning Commission
is voting on the subdivision plat and cannot make a recommendation about the
apartment plans. Further, the Commission has no jurisdiction over the proposed
44 Avenue median. Lot 2 meets minimum standards of MU -C zoning in terms
of lot size and frontage.
In response to a question from Commissioner BRINKMAN regarding Ms.
Neumann's landlocked situation, Mr. Paranto stated that she can have a curb cut
when the street is constructed. He also commented that traffic engineers have
predicted morning and evening hour peak traffic should be eleven cars onto
Upham from the p h roposed project. The light at Vance and 44 will provide an
easy access to 44 . The intent of this light and a median on 44` is to make it a
safer street. There are presently many accidents at this location.
In response to a question from Commissioner BUCKNAM regarding the drainage
easement over a remediation site, Mr. Paranto stated that while he has not
reviewed the plans, Renewal Wheat Ridge is aware of what needs to be done
regarding stabilization of the earth to meet State Health Department requirements.
There is very little contamination dissipating today and there will be no undue
burden on future owners of the site
Planning Commission Minutes 4 August 4, 2011
Commissioner TIMMS stated that he would vote in favor of the application based
upon the criteria set before the Commission. He encouraged Renewal Wheat
Ridge to conduct extensive outreach to the neighborhood about whatever occurs
in the area.
It was moved by Commissioner TIMMS and seconded by Commissioner
MATTHEWS to approve Case No. MS- 11 -02, a request for approval of a
three -lot minor subdivision plat with right -of -way dedication on MU -C zoned
property located at 7340 West 44 Avenue, for the following reasons:
1. All requirements of Article IV of the zoning and development code
have been met.
2. The utility providers can serve the property.
3. It will facilitate development of the site in compliance with the
approved Concept Plan.
With the following condition:
1. The applicant continue to work with the Department of Public Works
on technical drainage requirements.
Commissioner MATTHEWS stated that he would support the subdivision plat.
He expressed concern that this project looks like "piecemeal" redevelopment.
Motion carried 8 -0.
8. OTHER MATTERS
A. 38 Avenue Corridor Plan Update
Ms. Reckert encouraged Commission members to attend the third and final public
meeting on the 38 Avenue Corridor Plan to be held on August 9 at the Wheat
Ridge Recreation Center.
9. ADJOURNMENT
It was moved by Commissioner MATTHEWS and seconded by
Commissioner GUILDNER to adjourn the meeting at 8:22 p.m. The motion
carried 8 -0.
Alan Bucknam, Chair
Ann Lazzeri, Secretary
Planning Commission Minutes 5 August 4, 2011