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HomeMy WebLinkAbout11/01/2012♦� City Of W heat Riidge PLANNING COMMISSION Minutes of Meeting November 1, 2012 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair TIMMS at 7:02 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Anne Brinkman Alan Bucknam Monica Duran Dick Matthews Steve Timms Amanda Weaver Scott Ohm Commission Members Absent: Tracy Guildner Staff Members Present: Sarah Showalter, Planner II Deborah Baker, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by Commissioner MATTHEWS and seconded by Commissioner OHM to approve the order of the agenda. Motion carried 7 -0. 5. APPROVAL OF MINUTES — October 18, 2012 It was moved by Commissioner MATTHEWS and seconded by Commissioner DURAN to approve the minutes of October 18, 2012, . with the following amendment: On page 8 in paragraph 1, replace motion passed 6 -0, with motion passed 6 -1. Motion carried 7 -0. 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. Planning Commission Minutes November 1, 2012 7. PUBLIC HEARING A. Case No.WZ- 12 -09: An application filed by Dumindu and Seun Realty for a request for approval of a zone change from Planned Residential Development (PRD) to Mixed Use - Neighborhood (MU -N) for the property located at 3775 Benton Street. This case was presented by Sarah Showalter. She entered into the public record the contents of the case file, the zoning ordinance, the digital presentation and the Comprehensive Plan. All notification requirements have been met and there is jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommends approval of the zone change. Commissioner BRINKMAN asked if the owner of the property also owns Advance Auto located to the north of the property. Ms. Showalter replied that the current owner purchased the subject property recently and does not own the Advance Auto Parts property. Commissioner BRINKMAN commented that the size of the lot is so small is because of the subdivision in 2007 when Advance Auto chose to have an oversized lot for their commercial use and left a very small lot. She asked if the PRD zoning was the only option for the small lot at the time of the subdivision. Ms. Showalter stated that the only choice they had for the zoning to be compatible with the neighborhood was planned residential. Ms. Showalter stated that she does not have firsthand knowledge, but she has read the case file, and from a staff standpoint, PRD wasn't the only option; it just made sense to have residential use here. Commissioner BRINKMAN expressed concern about potential parking issues since the lot is so small. In response to her question, Ms. Showalter stated that staff will evaluate parking needs during the administrative review and ensure that zoning requirements are met. In response to Commissioner BRINKMAN's question, Ms. Showalter responded that slope is not an issue with this property. In response to Commissioner BRINKMAN's question asking if the trees are on the commercial lot or the subject property, Ms. Showalter replied that she is not sure since survey documents were not researched for this case. Commissioner WEAVER questioned why the subject property would be zoned MU- N instead of R -2 if commercial isn't a viable option. Ms. Showalter responded that the minimum lot size in R -2 zone district is 12,500 square feet and a two - family home would not be permitted in that zone district. When staff spoke with the applicant about his intent, it was recognized that there is not an existing zone district that fits a more urban, smaller lot development such as this property, and the MU -N is the best fit available. Although commercial use could theoretically be placed on the lot, there is not enough space for it. Planning Commission Minutes -2- November 1, 2012 Ms. Showalter confirmed Chair TIMMS' understanding that the MU -N zone district has no minimum lot size. In response to Chair TIMMS's question, Ms. Showalter responded that the maximum height allowed on the R -3 lots just south to the subject property would be 35 feet. Suen Phommatha 11773 Gray St., Westminster, CO 80020 The applicant stated that he has nothing additional to add to his request at this time. Everything has been well covered in the presentation. His design firm will stay within the rules and regulations of the City of Wheat Ridge. He wants to work with the City and Wheat Ridge 2020 to build the 38 Corridor. In response to Commissioner BRINKMAN's question, Mr. Phommatha stated that he expected more adverse comments from the neighborhood meeting, and he was pleased there were not, as he wants to be a part of the neighborhood and do his part to build up the City. In response to Commissioner BRINKMAN'S question, Mr. Phommatha stated he was not aware of the limitations of the property when he purchased it. He saw potential, and was interested in building a single family home on the lot. After he met with Wheat Ridge 2020 and gained a better understanding of the plans for the neighborhood, he realized his vision for the future was a good fit for the property. In response to Commissioner BRINKMAN'S question about whether the residential development will be for -sale or rental, Mr. Phommatha stated that he is unsure but wishes to live in the area. Chair TIMMS opened the public hearing. Tom Lix 3745 Chase St., Wheat Ridge, CO Mr. Lix expressed opposition to the zone change request. He stated that he is not against the redevelopment of 38` Avenue but he is concerned about commercial uses from 38` Avenue spreading into the residential neighborhood. John Montoya 3755 Benton St., Wheat Ridge, CO Mr. Montoya stated that he is in support of the proposal. The applicant explained to him that he wants to build a single - family home and potentially add his consulting business as a home occupation. Britta Fisher 3106 Benton St., Wheat Ridge, CO Planning Commission Minutes -3- November 1, 2012 Ms. Fisher stated she is the Executive Director of Wheat Ridge 2020, as well as a resident on Benton St. She stated that she thinks expanding the zone district makes sense. She is encouraged to see vacant land being attractive for investment and development, and is happy to work with anyone wanting to do that in the City. Chair TIMMS closed the public hearing. Commissioner BRINKMAN stated she is in favor of the zone change request, but is concerned about the potential for on- street parking if a multifamily unit is built on the lot. Commissioner DURAN asked for and received clarification that the trees belong on the subject lot, not the commercial property next door. Commissioner BUCKNAM stated that he supports the applicant's request to develop a challenging space and would like to see it utilized well, but he also has concerns about adequate parking. Ms. Showalter explained that in the MU -N code, on- street parking is allowed, and that can be used toward the minimum parking standards. Commissioner OHM expressed his support of the zone change. It was moved by Commissioner OHM and seconded by Commissioner DURAN to recommend APPROVAL of Case No. WZ- 12 -09, a request for approval of a zone change from Planned Residential Development (PRD) to Mixed Use - Neighborhood (MU -N) for property located at 3775 Benton Street, for the following reasons: 1. The proposed zone change is consistent with the goals and objectives of the Comprehensive Plan and the 38 Avenue Corridor Plan. 2. The proposed zone change is compatible with the surrounding area and provides a reasonable transition between a commercial corridor and multi- family zoning to the south. 3. The proposed zone change will not adversely impact the public health, safety, or welfare. 4. The subject property is currently underutilized. The zone change may increase the likelihood of the site developing in a way that supports the City's goals for 38 Avenue and that provides a transition between existing commercial and residential uses. Motion passed 7 -0. Chair TIMMS stated that the case will go to City Council on January 14, 2013, and he invited all interested parties to attend that meeting. 8. STUDY SESSION Planning Commission Minutes -4- November 1, 2012 A. LiveWell Wheat Ridge Presentation Molly Hanson and colleagues of LiveWell Wheat Ridge gave a presentation on their activities to the Commissioners. Commissioner BUCKNAM asked if there has been any discussion about extending the bike lanes on 38 Avenue east toward the Sheridan commercial center. It was discussed that on- street parking has reduced the opportunity for bicycle lanes east of Pierce. Ms. Showalter commented that at the time of adoption of the Corridor Plan, the community members determined that on- street parking took precedence over bike lanes. Ms. Showalter added that there is adequate parking today without on- street parking. An intern working with Community Development is currently doing a parking utilization study, and it can be used for future planning to potentially examine the option to replace the on- street parking with bicycle lanes. Commissioner BRINKMAN stated that she had read the walking assessment and took note of the comments that there has not been enough consideration of continual benches. Wheat Ridge has an aging population, and if there are adequate benches, it encourages people to walk, then stop; walk, then stop. She would like to see more benches placed in the appropriate areas. Commissioner DURAN said she was involved in the walking assessment. The stretch between Upham and High Court is truly a cohesive, pedestrian environment with the trees and contiguous sidewalk. This is the type of environment people said that they wanted to see on the rest of the corridor. Commissioner BRINKMAN would like to see signage pointing to the pocket parks off 38 Avenue, such as Founders Park, that people would not necessarily be aware of In response to Commissioner BUCKNAM's question, Ms. Hanson replied that LiveWell Wheat Ridge has been coordinating with the safe routes to schools initiatives. Several schools have indicated their interest, and there is ongoing discussion with the 38 Avenue implementation team. Commissioner BUCKNAM stated that more kids would start walking and biking if the infrastructure is put into place. Commissioner WEAVER expressed her concern that funding for LiveWell Wheat Ridge is stepping down. She doubts that people are aware of all the great work this organization is doing. Next year is their last year of funding. They have been producing rich studies and have been very successful in getting people involved. There is a real need to find funding sources and ways to continue the organization. 9. OTHER ITEMS Planning Commission Minutes -5- November 1, 2012 • Kim Waggoner is on board in the Administrative Assistant position vacated by Kathy Field. • Meredith Reckert's recovery from surgery has been slower than expected. She is still not back in the office. There were no other items to come before the Commission. The next Planning Commission meeting is scheduled for December 6, 2012. 10. ADJOURNMENT It was moved by Commissioner BRINKMAN and seconded by Commissioner OHM to adjourn the meeting at 8:38 p.m. Motion carried 7 -0. teve Z li.ms ' Chair Deborah Baker, Recording Secretary Planning Commission Minutes November 1, 2012