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HomeMy WebLinkAbout12-07-23- 6A� City of WheatRidge PLANNING COMMISSION AGENDA December 7, 2023 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on December 7, 2023 at 6:30 p.m. This meeting will be conducted as a virtual meeting and in person at 7500 W. 29' Avenue, Municipal Building. The public may participate in these ways: 1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on November 1) 2. Virtually attend and participate in the meeting through a device or phone: • Click hereto join and provide public comment (create a Zoom account to join) • Or call 1-669-900-6833 with Meeting ID 874 6348 6946 and Passcode: 281145 3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at htti)s://www.ci.wheatridge.co.us/view 4. Attend in person. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA 5. APPROVAL OF MINUTES —November 2, 2023 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.) (continued on neat page) Planning Commission Agenda — December 7, 2023 PUBLIC HEARING * Page 2 A. Case No. WZ-23-10: An application filed by Elham Nekouie for approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU-N) on a property located at 10390 West 38ffi Avenue. 8. OLD BUSINESS 9. NEW BUSINESS A. Upcoming Dates B. Project and Development Updates C. Commissioner Updates 10. ADJOURNMENT Public comment is welcome during any public hearing item. The standard procedure for a public hearing is as follows: a. Staff presentation b. Applicant presentation — if applicable c. Public comment —time may be limited at the discretion of the Chair, often to 3 minutes d. Staff/applicant response e. Close public hearing f. Commission discussion and decision Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Amanda Harrison, Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. 2. 3. 4. 5. 6. I��/ City of WheatMidge PLANNING COMMISSION Minutes of Meeting November 2, 2023 CALL THE MEETING TO ORDER The meeting was called to order by Chair DITULLIO at 6:30 p.m. This meeting was held in person and virtually, using Zoom video -teleconferencing technology. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Kristine Disney Jerry DiTullio Daniel Graeve Will Kerns Daniel Larson Patrick Quinn Jonathan Schelke Janet Leo Jana Easley, Planning Manager Alayna Olivas-Loera, Planner II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by consensus to approve the order of the agenda. APPROVAL OF MINUTES — October 19, 2023 It was moved by Commissioner QUINN and seconded by Commissioner GRAEVE to approve the minutes of October 19, 2023, as written. Motion carried 5-0-2 with Commissioners DISNEY and KERNS. 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 Planning Commission Minutes November 2, 2023 -I— A. Case No. WZ-23-08: an application filed by Batt Cave, LLC for approval of a zone change from Restricted Commercial (R-C) and Neighborhood Commercial (N-C) to Mixed Use -Neighborhood (MU-N) on properties located at 3650 and 3660 Wadsworth Boulevard. Chair DITULLIO opened the public hearing. Ms. Olivas-Loera gave a short presentation regarding the zone change and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. The applicant was in attendance to answer any questions. Public Input No one wished to speak at this time. In response to a question regarding setbacks for a building in the MU-N zone district, Ms. Olivas-Loera explained that a building can be built up to the property line, unless a residential property is adjacent to the site. She added it will be evaluated during the Site Plan process. Commissioner DISNEY inquired why this property was not rezoned to Mixed Use - Commercial (MU-C). Ms. Olivas-Loera explained the reasoning behind MU-N is due to the size and location of the property; it is much smaller than MU-C properties. lvCommissioner KERNS asked about the height limit in MU-N. livas-Loera confirmed that the residential the height limit is 35 feet per the City's Charter and for non-residential it can be up to 55 feet in height. Commissioner DITULLIO asked if the current owners of the properties are requesting the rezone or if a potential buyer is requesting the rezone. Ms. Olivas-Loera clarified it is the current owners and there are no potential buyers at this time, to staff knowledge. Chair DITULLIO closed the public hearing. It was moved by Commissioner QUINN and seconded by Commissioner KERNS to recommend APPROVAL of Case No. WZ-23-08, a request for approval of a zone change from Restricted Commercial (R-C) and Planning Commission Minutes - 2 — November 2, 2023 Neighborhood Commercial (N-C) to Mixed Use -Neighborhood (MU-N) on properties located at 3650 and 3660 Wadsworth Boulevard for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. Utility infrastructure adequately services the property. 3. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and consistent with the character of Wadsworth Boulevard. 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change supports the request. Motion carried 7-0 8. OLD BUSINESS 9. NEW BUSINESS A. Upcoming Dates Ms. Easley mentioned there will not be a meeting held on November 16 but there will possibly be a meeting on Dec. 7 and staff will confirm later if there will be a meeting held on December 21. B. Project and Development Updates No project and/or development updated at this time. C. Commissioner Updates Commissioner LARSON reminded all to vote on or by November 7. In response to a question from Commissioner SCHELKE, Ms. Easley explained a property owner can hold on to vacant land or vacant buildings as long as they are paying their property taxes. Commissioner DITULLIO reminded the viewers that Tabor Refund checks have been mailed and explained the name on the check is the first person listed on the title, and unfortunately multiple names are not listed on the checks. He also reminded all to vote and currently Jeffco has a 16% return rate on ballots. Planning Commission Minutes - 3 — November 2, 2023 10. ADJOURNMENT It was moved by Commissioner QUINN and seconded by Commissioner DISNEY to adjourn the meeting at 6:52 p.m. Motion carried 6-0. Jerry DiTuRio, Chair Tammy Odean, Recording Secretary Planning Commission Minutes November 2, 2023 4— ♦�4I Wh6atBiid e g CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: December 7, 2023 (Planning Commission) / February 12, 2024 (City Council) CASE MANAGER: Alayna Olivas-Loera, Planner II CASE NO. & NAME: WZ-23-10 / Nekouie Rezone ACTION REQUESTED: Approval of a zone change from Commercial -One (C-1) to Mixed Use - Neighborhood (MU-N) LOCATION OF REQUEST: 10390 W. 38' Avenue APPLICANT / OWNER: APPROXIMATE AREA: Elham Nekouie 26,174 square feet (0.601 acres) PRESENT ZONING: Commercial -One (C-1) COMPREHENSIVE PLAN: Neighborhoods ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Location Map Site Planning Commission Case No. WZ-23-10 /Nekouie Rezone All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The owner of the property at 10390 W. 38t' Avenue is requesting approval of a zone change from Commercial -One (C-1) to Mixed Use -Neighborhood (MU-N). The zone change will result in a zoning designation that would allow for the redevelopment and revitalization of the property. The owner of the property intends to redevelop the site for approximately 10 townhome units which are not permitted in C-1 but are permitted in the MU-N zone district. I1. EXISTING CONDITIONS The site is located on the south side of W. 38"' Avenue between Miller Street and Lee Street (Exhibit 1, Aerial Map). The property is zoned Commercial -One (C-1), as are adjacent properties to the east and west. Adjacent properties to the north are zoned Planned Residential Development (PRD) and Residential -Two (R-2) to the south (Exhibit 2, Zoning Map). All neighboring properties are primarily low -density residential uses with some higher density residential existing to the east. According to the Jefferson County Assessor, the property is approximately 26,174 square feet (.601 ac) in size and currently contains a commercial building built in 1960. The property consists of Block A in the Orton Heights Subdivision Plat III. PROPOSED ZONING The applicant is requesting the property be rezoned to MU-N, a zone district intended to provide medium density mixed -use development. In addition to residential and office uses, it allows for a range of neighborhood -serving commercial and retail uses. The property has existed in its current configuration for a number of years with a series of unsuccessful commercial ideas that did not come to fruition. All previous proposals would not have been supported by the comprehensive plan, or by the goals and vision for the corridor, being too intense for the context of the neighborhood. The applicant intends to rezone the property to redevelop it for approximately 10 townhome units (Exhibit 3, Applicant Letter). The applicant has stated they believe the zone change would enable them to revitalize the site and bring additional housing options to the community, focusing on thoughtful and high -quality design. The proposed use of the site for townhomes is not allowed in C-1, and the MU-N district would provide more flexibility for the redevelopment of the site. The current C-1 zoning is a remnant of the past and reflective of Wheat Ridge's original commercial corridors. The C-1 zoning dates back to the City's original 1972 zoning map. While C-1 zoning is still prominent in this area along 38"' Avenue, traditional and more auto -oriented commercial uses do not meet the current goals and vision for the corridor and do not serve the neighborhood in the same ways they once did. The MU-N and C-1 districts are different in terms of development standards and permitted uses but the design standards for any new development in MU-N are strict and include architectural standards, open space requirements, setbacks, and parking requirements. The C-1 district allows for a variety of commercial uses including retail and office. By contrast, MU-N zoning allows Planning Commission Case No. WZ-23-10 /Nekouie Rezone residential uses, commercial uses, or a mix of the two, and the permitted retail uses are greater in number. Many properties along W. 380i Avenue east of Wadsworth Boulevard have been rezoned to MU-N and act as transitional buffers between higher intensity commercial zones and the adjacent residential uses to the north and south. These MU-N properties can serve as a transition zone as properties gradually get smaller in size, and this property has the ability to serve the same transitional purpose. MU-N zoning is appropriate for this segment and particularly on this property given its size and its location, and the end goal for the site. For redevelopment under MU-N, the code includes increased setbacks and residential transition requirements for portions of the property adjacent the neighborhood. A summary of the MU-N zone district is provided below. PROPOSED ZONING or Mixed Use -Neighborhood MU - Uses Allows residential, commercial, or mixed use — includes multi -family and live/work facilities Architectural Standards Mixed -Use standards apply, including high quality architecture, standards related to articulation, variation, and materials Max Building Height 35' if the building has a residential use 50' for all other uses Max Lot coverage 90% for mixed use 85% for single use Min. Landscaping 10% for mixed use 15% for single use Build -to Area 0-12' along front property line Setbacks North (side): 10' or more, depending on number of stories (since the property abuts a residentially zoned lot that contains a single- or two-family residential use) South (side): 0' West (rear): 5' Max Density 21 dwelling units per acre IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26-112.E. The Planning Commission and City Council shall base its decision in consideration of the extent to which the following criteria have been met: 1. The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area. Based on the changing character and land use patterns along W. 380i Avenue, and in the vicinity, the MU-N zone district is appropriate and would allow more flexibility in terms of uses while maintaining the low intensity nature of the area. For that reason, the zone change should not have an adverse effect on the surrounding area. Instead, the MU-N zoning is expected to add value to the subject property and enable an aging and underutilized property to function at its highest and best use. The mixed -use development standards will support compatibility between future redevelopment and existing land uses. In addition, any MU-N building containing residential is limited to 35 feet in height and design standards for MU-N are stricter than for other zones, including setbacks, landscaping buffers, and architecture. Planning Commission 3 Case No. WZ-23-10 /Nekouie Rezone Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. Adequate infrastructure currently serves the property. All responding agencies have indicated they can serve the property. In the event that the current utility capacity is not adequate for afuture use, the property owner/developer would be responsible for utility upgrades. A site plan and/or building permit review will be required for future redevelopment, and will ensure compliance with current Building Codes, as well as the Fire Code. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one 1 of the following conditions exists: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. W. 38"' Avenue is a primary east -west thoroughfare in the City, is classified as a principal arterial, and transitions to residential character to the north, south, and west of the site. Envision Wheat Ridge, the City's 2009 comprehensive plan, identifies this area as "Neighborhoods" (Exhibit 5, Comprehensive Plan). This designation identifies areas where residents of all ages can live safely and comfortably. Defining characteristics of an established neighborhood in the comprehensive plan are consistent character, mature landscaping, high rates of reinvestment and dwelling ownership, consistent maintenance, and high desirability. City goals that are met with the rezoning proposal include encouraging reinvestment in an aging commercial property, maintaining consistent character, increasing housing options, and creating opportunities for dwelling ownership. A stated goal in the comprehensive plan is to promote reinvestment in underutilized properties and to promote a mix of neighborhood supporting uses, including residential use and office use. This zone change request supports the comprehensive plan by enabling reinvestment in the property, by expanding the permitted uses on the property, and by aligning the zoning with the City's goals to improve the appearance, mix of uses, property values, and overall vitality of the area. Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current C-1 zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. Planning Commission Case No. WZ-23-10 /Nekome Rezone c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. Staff finds no evidence of significant changes in the area. The zone change request from C-1 to MU-N neither responds to nor results in notable change of character. Staff concludes that this criterion has been met. d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The proposed rezoning does not relate to an unanticipated need. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate zone change support this request. V. PUBLIC NOTICING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of Section 26-109. A meeting for neighborhood input was held on August 30, 2023. This meeting was advertised and conducted as a virtual meeting on Zoom. Eleven members of the public attended the virtual meeting in addition to the applicant and staff (Exhibit 4, Neighborhood Meeting Notes). As of the date of distribution of this staff report, the City has not received additional comments or inquiries from surrounding property owners. VI. AGENCY REFERRAL All affected service agencies were contacted for comment on the zone change request and regarding the ability to serve the property. Specific referral responses follow: Wheat Ridge Engineering Division: No comments received. West Metro Fire Protection District: No concerns. Any future development would be referred to the district for review and approval. Xcel Energy: No concerns. Any future development would be referred to the district for review and approval. Century Link / Lumen: No comments received. Comcast Cable: No comments received. Planning Commission Case No. WZ-23-10 /Nekome Rezone Consolidated Mutual Water District: No concerns. Any future development would be referred to the district for review and approval. Westridge Sanitation District: No concerns. Any future development would be referred to the district for review and approval. VIL STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the community and will not result in a significant adverse effect on the surrounding area. Staff further concludes that utility infrastructure adequately serves the property, and the applicant will be responsible for upgrades, if needed in the future. Finally, staff concludes that the zone change is consistent with the goals and objectives of the Comprehensive Plan. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-23-10. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-23-10, a request for approval of a zone change from Commercial -One (C-1) to Mixed -Use Neighborhood (MU-N) for property located at 10390 W. 38ffi Avenue for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. Utility infrastructure adequately services the property. 3. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change supports the request." Option B: "I move to recommend DENIAL of Case No. WZ-23-10, a request for approval of a zone change from Commercial -One (C-1) to Mixed -Use Neighborhood (MU-N) for property located at 10390 W. 381' Avenue for the following reasons: 1. 2. ... Planning Commission Case No. WZ-23-10 /Nekouie Rezone EXHIBIT 1: AERIAL �2L Planning Commission 7 Case No. WZ23-LO/Nekouie Rezone EXHIBIT 2: ZONING MAP Planning Commission Case o,6. WZ2310/1gekovie Rezone EXHIBIT 3: APPLICANT LETTER October11,2023 Stephanie Stevens I Senior Planner City n Wheat Ridge Community Development 1303-235-2846 7500 West 29T Avenue Wheat Ridge, CO W033 Owner. Elham Nekouie Applicant Summit Design and Engineering on behalf of the Owner Ms. Stevens: Re: A written request and descrlpgon for a zone change for 10390 West 380 Avenue The project site is located an the south side of W. 38th Avenue between Miller Street and Lee Street W. 38M Avenue is one of Me main east west arterials and commercial corridors in Wheat Ridge. The property is currently zoned CommercialOne(C-I(, as are adjacent properties to the east and west. Adjacent properties to the north are zoned Planned Residential Development (PRE) and Residerrt'ral-Two (R-2) to the south All neighboring properties are primadly low -density residential uses with some higher density residential existing to the east. According to the AI -TA survey, the property contains two parcels, one of which Is a tract, and tools 28,994 square feet (0.666 acres) in size. It currently contains a commercial Wilding bulk In 1960 that is being leased to a laser cutting business. The property consists of Block A in the Orlon Heights Subdivision Plat. The existing site is almost entirely paved and is surrounded by a chain link fence. Lena Gulch tuns along the northern edge of the property in a solved, and there Is a dminage easement that is approximately 20 feet wide that parallels W. 38M Avenue and runs between the dght�f-way line and Me building. The applicant is proposing M rezone has property from Commenuff-One (0-1) to Mixed-Uas-Neighborhood (MU-N) in order to increase the remained uses and enable future redevelopment. The intent is to provide approximafely 10 multi -story walk-up townhome style residential building(s) with onsite parking, pedestrian walkways and landscaping. The goal of this development is to expand the housing opportunities for residen5ln an already established and mature community where resources and Infrastructure are currently In place to facilitate orderly and effluent growth while enhancing the charecter of Wheat Ridge's commercial condors. We request a zone change for 10390 West 38w Ave. from C-1 to fili has" on the Miming cdteda: 1) The Mange of zone will promote the health, safely and general welfare of the community and will not result in a significant adverse eRect on the surrounding area. We feel a residential mutll-family use of the property Is more aligned with the character of Me neighborhood than the previous filling station or "lows commerc al uses of the Past on this site. The proposed rezaning will help to achieve a balanced land use "Hem in the area by providing a new attractive residential opportunity Met fits the scale of the growing condor while connecting to the adjacent existing communities. The change to a MU-N zoning allows this property to ad as a part of the comprehensive planning and design goals of Me City of Wheatridge by providing a balanced and efficient network of residential developments. It aims to enhance community Marader and gateways by providing a safe, healthy, and well - designed streetscape for "reenters and vehicular traffic alike. Planning Commission Cote No. WZ2310/Nekouie Rezone 2) Adequate infrastructure / facilities are available to serve the proposed uses allowed by the change of zone and or Me owner will upgrade and provide such where they do not exist or are under capacity. The existing site offers adequate infrastructure to facilitate the development of this proposal. Per the ALTA survey, existing electric, water and gas services currently exist at the site and will be evaluated by licensed engineers to determine what, if any upgrades are required for service In the proposed development. The positioning of this site at the comer of W. 381h Ave. and Miller Street also presents opportunities to provide vehicular access to the site that will limit the negative affect to the surrounding neighborhood. 3) The character of the surrounding area is occurring and is in the public interest to encourage redevelopment of the area and the proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan. The existing community surrounding the site is primarily residential in nature and it is the intention of this proposal to compliment this existing character by creating additional moderate priced housing which is sorely needed in the Denver metropolitan area. This development will create a more attractive and approachable use of this site that will add to the social and economic fabric of the W. 38h Avenue corridor. The justification of why zone change is needed addressing these Issues: • The need for a zone change. To maximize the usability of the site in congruence with marcet demand for additional residential we believe that a zone change is necessary. • Present and future effect on the existing zone districts, development, and physical character of the area. The purpose of the Mixed Use -Neighborhood (MU-N) zone district is to create a flexible approach to land uses and to enhance the character of Wheat Ridge's commercial corridors. The redesignation of this property to a MU-N zone district creates an opportunity for a balanced mix of land uses for the future and we feel that an appropriately designed and sensitive development will enhance the character of the neighborhood above the existing condition. • Access to the area, traffic patterns and impact of the requested zone on these factors. With the proposal of this development being located on the corner of W. 38th Avenue and Miller Street, we have an opportunity to utilize the existing street infrastructure to provide access to the site that is not directly off of W. 380 Ave, but off of Miller Street. Vehicular access to the property will be designed in a manner to protect the traffic - carrying capacity of the adjacent streets, protect the value of the adjacent properties, and minimize disruption to the pedestrian environment. If required by the City, a trip generation letter or traffic study can be provided. • Availability of utilities. All utilities are available for connection to the development and licensed engineers will evaluate to confirm adequate sizing. • Present and future effects on public facilities and services, such as fire, police, water, sanitation, roadways, packs and schools. Additional traffic generation and use of facilities will be minimal with the addition of approximately 10 private residential units. • A discussion of the relationship between the proposal and adopted land and / or policies of the city. We feel this proposal is complimentary to the City of Wheatridge's vision of creating a safe, healthy and effective commercial corridor that integrates into the existing residential community. Planning Commission 10 Case ob. WZ2310/Nekowe Rezone EXHIBIT 4: NEIGHBORHOOD MEETING NEIGHBORHOOD MEETING NOTES Meeting Date: August 30, 2023 Attending Staff: Stephanie Stevens, Senior Planner Alayna Olivas-Loera, Planner II Location of Meeting: Virtual Property Address: 10390 W. 38"' Ave. Property Owner(s): Elham Nekouie Property Owner(s) Yes Present? Applicant: Laura Drabison, Patrick Berrend Applicant Present? Yes Existing Zoning: Commercial -One (C-1) Existing Comp. Plan: Neighborhoods Existing Site Conditions: The site is located on the south side of W. 38th Avenue between Miller Street and Lee Street The property is zoned Commercial -One (C-1), as are adjacent properties to the east and west. Adjacent properties to the north are zoned Planned Residential Development (PRD) and Residential -Two (R-2) to the south. All neighboring properties are primarily low -density residential uses with some higher density residential existing to the east. According to the Jefferson County Assessor, the property is approximately 26,174 square feet (.601 ac) in size and currently contains a commercial building built in 1960. The property consists of Block A in the Orton Heights Subdivision Plat Applicant/Owner Preliminary Proposal: The applicant is proposing to rezone the property from C-1 to MU-N in order to increase the permitted uses and enable a future redevelopment. The applicant is currently contemplating approximately ten townhome units should the zone change be approved. The following is a summary of the neighborhood meeting: In addition to the applicant and staff, 11 members of the public attended the neighborhood meeting. The participant list is attached from Zoom, which serves as the virtual sign -in sheet. Planning Commission 11 Case No. WZ-23-10 /Nekouie Rezone • Six members of the public spoke at the meeting. • Staff discussed the site, its zoning and future land use. • The applicant and members of the public were informed of the process for the Zone Change. • The members of the public were informed of their opportunity to make comments during the process and at the public hearing, if required. The following issues were discussed regarding the Zone Change request and proposed development: • Jan Rose o Concerns about soil remediation from gas station. Geotechnical analysis completed. Preliminary borings show no chemicals found. Next step is Ph 1 and Ph 2 environmental at site planning stage. No basements proposed. o Concerns about making sure there is enough parking. Functional distances away from Miller and 3e precludes access from 3e Avenue. o Concerns about maintaining mature trees. Will do a tree survey to determine viability and will make best efforts to save mature trees. o General support for potential residential. o Encouragement for applicant to participate in West 38 improvement project o Group home and disabled nearby. Encouraged to account for existing neighbors and their unique needs. • Scot Hooper o Want something that will fit in with neighborhood. o General support for proposed rezone. • Daria o General support for proposed rezone. • Jennifer Yates o Questions about current tenant on site. There is a finite lease with the tenant and property owner. o General support for proposed rezone. o What commercial uses would be permitted? Referred to MU code, MU is more of a form based code and is more limited on intensity for commercial uses. o How many units would be permitted on the site? 21 dwelling units acre permitted, does not account for right-of-way dedication, looking at 13 allowed on the site max but will most likely be less. o General support for potential residential. Galaxy A50 — Kimery Marchese o Overall support for proposed rezone. o What commercial uses would be permitted? Referred to MU code, MU is more of a form based code and is more limited on intensity for commercial uses. o General support for potential residential. Fran Langdon o General traffic concerns with steep slope of street and congestion. Traffic would be reviewed through site plan process. o Concerns about parking. Planning Commission 12 Case No. WZ-23-10 /Nekome Rezone Interface to the street is important. Forces parking to the rear. To provide min. 1 space per unit plus street parking on Miller, if possible. Participant List: Jennifer Yates Daria Galaxy A50 - Kimery Marchese Jan Rose Deborah Rankin dmweingardt Randy and Renee Fran Langdon James Mulvihill Scot Hooper Patrick Berrend Laura Drabison Elham Nekouie Planning Commission 13 Case No. WZ-23-10 /Nekome Rezone EXHIBIT 5: COMPREHENSIVE PLAN The following in an excerpt hom the Structure Map within the Comprehensive Plea Subject Property Neighborhoods x� m ... r" Q Flam „g Con mmow CaEe No. WZ23 1o/Nalnuia R zowe EXHIBIT 6: SITE PHOTOS Planning Commission 15 Case No. WZ-23-10 /Nekouie Rezone Planning Commission 16 Case No. WZ-23-10 /Nekowe Rezone