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HomeMy WebLinkAbout06.13 - Agenda Packet PLANNING COMMISSION A G E N D A June 13, 2024 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on June 13, 2024 at 6:30 p.m. This meeting will be conducted as a virtual meeting and in person at 7500 W. 29th Avenue, Municipal Building. The public may participate in these ways: 1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on June 12) 2. Virtually attend and participate in the meeting through a device or phone: a) Click here to join and provide public comment (create a Zoom account to join) b) Or call 1-669-900-6833 with Meeting ID 817 5496 7416 and Passcode: 534802 3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at https://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 – May 2, 2024 and May 16, 2024 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 next page) Planning Commission Agenda – June 13, 2024 Page 2 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. 7. PUBLIC HEARING * A. Case No. WZ-24-06: an application filed by Confluent Development, LLC for approval of a zone change from Industrial-Employment (I-E) to Mixed Use-Commercial TOD on property located at 11910 W. 52nd Ave., in order to develop the site with residential and/or commercial uses. 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 ADA Accessibility Statement The City of Wheat Ridge (City) is committed to providing accessible facilities, services, and communication to all members of the public. As part of this commitment, the City aims to provide an accessible website compatible with W3C Web Content Accessibility Guidelines (WCAG 2.2) that is in compliance with Colorado HB 21-1110, allowing individuals with a disability to understand and use the website to the same degree as someone without a disability. As the City works toward this goal, you may have a need to access documents in an accessible format (e.g., Braille, large print, audio, etc.). In that event, please contact the ADA Coordinator, Kelly McLaughlin, at ada@ci.wheatridge.co.us or 303-235-2885 who will make every effort to respond to your inquiry and provide an alternative solution. Planning Commission Minutes - 1 – May 2, 2024 PLANNING COMMISSION Minutes of Meeting May 2, 2024 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair DISNEY at 6:30 p.m. This meeting was held in person and virtually, using Zoom video-teleconferencing technology. 2. ROLL CALL OF MEMBERS Commission Members Present: Kristine Disney Daniel Graeve Krista Holub Will Kerns Michael Moore Patrick Quinn Jonathan Schelke Commission Members Absent: Syrma Quinones Staff Members Present: Jana Easley, Planning Manager Ella Stueve, Senior Neighborhood Planner 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by consensus to approve the order of the agenda. 5. APPROVAL OF MINUTES – April 18, 2024 It was moved by Commissioner GRAEVE and seconded by Commissioner KERNS to approve the minutes of April 18, 2024, as written. 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. 7. PUBLIC HEARING Planning Commission Minutes - 2 – May 2, 2024 No cases to be heard. 8. OLD BUSINESS There was no old business. 9. NEW BUSINESS A. City Plan Update Ms. Easley introduced Senior Neighborhood Planner Ella Stueve. Ms. Stueve gave a brief overview of the City Plan process to date and then turned it over to the consultant team. The consultant team gave a presentation and stopped periodically to answer questions from the commission. When asked about “big things” that were important to the commissioners, topics included sustainability, mobility, affordability, housing diversity, small town feel, and infrastructure. The commissioners spoke more about speeding, aging in place, activating the Rocky Mountain Ditch, bicycle corridors, and transit. The presentation ended with outreach efforts, upcoming dates, and what next steps will be. B. Upcoming Dates Ms. Easley reminded the commission of the upcoming May 16 attorney training and that dinner would be served so please come at 6 pm if you can. There will also be a special meeting on June 13 and no meetings on June 6, June 20, or July 4. C. Project and Development Updates Ms. Easley mentioned that Heidi’s is now open. Chair DISNEY inquired about two other projects. D. Commissioner Updates Commissioner GRAEVE mentioned the upcoming Localworks business block party at the West 29th Marketplace on June 1. Vice Chair QUINN asked drivers to slow down and enjoy driving through Wheat Ridge. 10. ADJOURNMENT It was moved by Commissioner KERNS and seconded by Commissioner SCHELKE to adjourn the meeting at 7:34 p.m. Motion carried 7-0. __________________________ _______________________________ Kristine Disney, Chair Tammy Odean, Recording Secretary Planning Commission Minutes - 1 – May 16, 2024 PLANNING COMMISSION Minutes of Meeting May 16, 2024 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair DISNEY at 6:36 p.m. This meeting was held in person and virtually, using Zoom video-teleconferencing technology. 2. ROLL CALL OF MEMBERS Commission Members Present: Kristine Disney Daniel Graeve Will Kerns Michael Moore Patrick Quinn Syrma Quinones Jonathan Schelke Commission Members Absent: Krista Holub Staff Members Present: Jana Easley, Planning Manager Gerald Dahl, City Attorney Stephanie Stevens, Senior Planner Scott Cutler, Senior Planner Alayna Olivas-Loera, Planner II Tammy Odean, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by consensus to approve the order of the agenda. 5. 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 - 2 – May 16, 2024 6. PUBLIC HEARING No cases to be heard. 7. OLD BUSINESS 8. NEW BUSINESS A. Planning Commission Training Mr. Dahl led a training session for the commission and staff on items including Quasi-judicial actions, conducting public hearings, taking action, exactions, and conditions of approval. B. Upcoming Dates Ms. Easley mentioned the next Planning Commission meeting will be a special meeting held on June 13 at 6:30 p.m. and added the June 6, 20 and July 4 meetings have been cancelled. Ms. Easley also invited the Commissioners and the community to a City Plan open house on June 6 from 4:30-6:30 p.m. 10. ADJOURNMENT It was moved by Commissioner QUINN and seconded by Commissioner KERNS to adjourn the meeting at 8:05 p.m. Motion carried 7-0. __________________________ _______________________________ Kristine Disney, Chair Tammy Odean, Recording Secretary Planning Commission 1 Case No. WZ-24-06 / Confluent Rezone CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT REVIEW DATES: June 13, 2024 (Planning Commission) / July 22, 2024 (City Council) CASE MANAGER: Alayna Olivas-Loera, Planner II CASE NO. & NAME: WZ-24-06 / Confluent Rezone REQUEST: Request for approval of a zone change from Industrial-Employment (I-E) to Mixed Use-Commercial TOD (MU-C TOD). LOCATION OF REQUEST: 11910 W. 52nd Avenue APPLICANT / OWNER: Confluent Development, LLC APPROXIMATE AREA: 99,665square feet (2.3 acres) PRESENT ZONING: Industrial-Employment (I-E) COMPREHENSIVE PLAN: Mixed-Use Employment, TOD ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Location Map Site Planning Commission 2 Case No. WZ-24-06 / Confluent Rezone JURISDICTION: All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Confluent Development, LLC has submitted an application requesting approval of a zone change from Industrial-Employment (I-E) to Mixed Use-Commercial TOD (MU-C TOD) on property located at approximately 11910 W. 52nd Avenue. The zone change is the first step of the process for redevelopment of this site under mixed use zoning. If approved, and prior to any construction, a site plan review will be required to confirm compliance with the city zoning code including the architectural and site design standards embedded in the mixed use zoning regulations. The purpose of the rezoning request is to allow for the mix of land uses, densities, and urban form as contemplated in the Northwest Subarea Plan. II. EXISTING CONDITIONS The property is located on the north side of W. 52nd Avenue, between Ward Road and Taft Court, and is just north of the RTD Ward Road Station (Exhibit 1, Aerial). The property is currently zoned Industrial-Employment (I-E). Properties to the west and south are also zoned I-E and Mixed Use- Neighborhood (MU-N) to the east (Exhibit 2, Zoning). The properties located immediately across W. 52nd Avenue to the north are within the bounds of unincorporated Jefferson County and contain lower density residential uses. This property is located within the TOD area which has seen a large amount of investment, both public and private, in the last several years including many infrastructure improvements, the Toll Brothers residential development, Parallel Apartments, and Hance Ranch. According to the Jefferson County Assessor, the site is approximately 99,665 square feet (2.288 acres). The property is currently unimproved and is being used as a boat/RV storage facility. III. PROPOSED ZONING The applicant is requesting a zone change from I-E to MU-C TOD. The MU-C TOD zone district was created specifically for areas within one half mile of light rail and commuter rail stations. It permits a wide range of uses and allows densities that support transit ridership and is intended to enhance connections to transit. Permitted uses include commercial and residential, or a mix of the two. The applicant is requesting the zone change to MU-C TOD in order to develop the site for a residential or mixed use development. Several residential projects have been completed over the last decade, and the majority of non-residential properties are zoned Industrial-Employment (I-E). Wheat Ridge has very limited industrial properties remaining, and the City has sought to balance a mix of residential and employment uses near the station. In recognition of existing land uses, the Northwest Subarea Plan considers the Wheat Ridge · Ward Station to be a job focused transit station, and the current I -E zoning in the area helps reflect that vision. The City has been protective on the industrially zoned land south Planning Commission 3 Case No. WZ-24-06 / Confluent Rezone of the tracks (between the I-70 frontage road and railroad tracks) in order to retain the potential for an employment base and additional job creation. Residential development and this particular proposal can be supported north of the tracks but would not be supported in a location farther south. The subject property is part of the I-70/Kipling Urban Renewal Area and part of the voter-approved area exempted from the charter’s height and density limits. The applicant believes their proposal aligns with the City’s adopted plans, goals, and policies for the TOD area. Additionally, if approved, the rezoning of this property would work towards unifying the zoning in the area and would enable the opportunity to enhance connections to transit (Exhibit 3, Applicant Letter). The following table compares the existing and proposed zoning for the property, with standards for new development or major additions. Development Standard CURRENT ZONING Industrial-Employment (I-E) PROPOSED ZONING Mixed Use-Commercial TOD (MU-C TOD) Uses Allows for industrial and commercial uses Allows residential, commercial, or mixed use – includes multi-unit and live/work facilities Architectural Standards Architectural and Site Design Manual standards apply Mixed Use standards apply, including high quality architecture, standards related to articulation, variation, and materials Max. Building Height 50’ Mixed Use: 8 stories (118’) Single Use: 6 stories (90’) Max. Lot coverage 85% 90% for mixed use 85% for single use Build-to Area n/a 0-20’ along primary and secondary frontages Setbacks Front / street facing Rear setback Side setbacks 10’ 15’ 5’ per story (west), 10’ (east) n/a 5’ 0’ 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 their decisions 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. The station area has been redeveloping for several years. Redevelopment does impact surrounding neighborhoods; uses that have been longtime fixtures in an area, such as this RV/boat storage yar d, are being replaced with higher density residential uses. However, these changes are called for in the City’s adopted plans to support transit investments. Transit areas rely on ridership which cannot be accomplished without denser development. Retail uses rely on rooftops to support businesses. While staff does not disregard the impacts of new development within existing areas, redevelopment also promotes positive outcomes such as opportunities for neighborhood retail and Planning Commission 4 Case No. WZ-24-06 / Confluent Rezone restaurants that benefit the area. New development also results in new sidewalks, more lively streetscapes, and improved infrastructure. The City created the MU-C TOD development standards with regard for the surrounding areas including residential transitions. MU-C TOD zoning is designed specifically for the area between Ridge Road, Ward Road, 52nd Avenue, and Tabor Street. The property is currently underutilized and within an urban renewal area. Under the current zoning, the property could develop into a higher intensity industrial use; however, industrial uses do not provide the resident base needed for a resilient transit center, nor do they bring desired retail uses to the surrounding neighborhoods. The zone change would limit permitted uses to residential and commercial as opposed to the currently permitted industrial, and any new development will require site plan review through which traffic impacts, drainage, and buffering will be analyzed. The MU-C TOD zoning is expected to add value to the subject property and to the surrounding community. The mixed use development standards will support compatibility between future development and existing land uses. This property was part of an area identified by the community in the Let’s Talk, North I-70 blitz report as an opportunity for neighborhood scale retail which the rezone would enable. In addition, design standards for MU-C TOD are stricter than for other zones, including setbacks, landscaping buffers, and architecture. Finally, rezoning this site to MU-C TOD will create a more uniform zoning in the area. 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. All responding agencies have indicated they can serve the property. In the event that the current utility capacity is not adequate, the property owner/developer will be responsible for utility upgrades. A building permit will be required for any construction on the property, and fire and building codes are required to be met. 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. The following documents and policies are to be used as guides when considering zone changes relative to the subject site. NEIGHBORHOOD REVITALIZATION STRATEGY – adopted 2005 – updated 2019 • Identified strategies for the city to become a “community of choice” • Goal for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading housing stock, increasing the variety of housing stock available, developing Planning Commission 5 Case No. WZ-24-06 / Confluent Rezone employment areas, and targeting underutilized commercial properties for redevelopment. I-70/KIPLING CORRIDOR URBAN RENEWAL PLAN - adopted July 2009 In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal plan area includes properties along the I-70 corridor extending north to the northern city limit line, including this parcel. A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, deterioration of site or other improvements, inadequate public improvements or utilities. Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of powers of eminent domain. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. This property is designated “employment/TOD mixed use” on the urban renewal concept plan. In 2009, a ballot initiative was approved by voters in a City election for removal of the charter height and density restrictions for most of the urban renewal areas in the city, which applies to this property. Urban renewal bond funds contributed to the recent public investment that was made near the station area to promote a more walkable transit-oriented neighborhood. COMPREHENSIVE PLAN: Envision Wheat Ridge – adopted October 2009 The property is shown as being a mixed-use employment center close to the City’s TOD site (Exhibit 4, Comprehensive Plan). The intent of the employment/commercial center is to revitalize underutilized areas in the city with proximity to the city’s TOD site. The following are attributes of this designation: • Should have a mix of uses centered around the commuter rail station • Uses should include commercial and retail services and multi-unit housing • Pedestrian–friendly setting • Can be a higher intensity than areas to the east and south of I-70 • Should be designed with landscaping, high quality urban design and architecture, and incorporate green space NORTHWEST SUBAREA PLAN – adopted 2006 – updated 2013 • The Northwest Subarea Plan also indicates the subject parcel to be within the area designated Mixed Use TOD (Exhibit 5, Northwest Subarea Plan) which calls for “higher density, mid-rise building such as apartments, condos, and multi-story office development, preferably with retail uses at the ground floor.” • Encourages bike and pedestrian connections and amenities. • Recognizes that the area north of the tracks will include residential uses, with the area south of the tracks being more employment focused. Planning Commission 6 Case No. WZ-24-06 / Confluent Rezone 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 I-E zoning designation as it appears on the City zoning maps. Staff concludes that this criterion is not applicable. c. A change of character in the area has occurred or is occurring to such a de gree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area. The northwestern portion of the City has been established as a transit-oriented redevelopment that coincides with the commuter railway station. Several residential projects have been completed over the last decade and infrastructure in the area has been upgraded. Underutilized land, an inadequate street network system, and blight in this general area led City Council and Renewal Wheat Ridge to adopt both the Northwest Subarea Plan and the I- 70/Kipling Urban Renewal Plan. All guiding documents specify that this property is appropriate for mixed use transit-oriented development, the creation of an employment center, and housing supporting the TOD use. 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. At the time of the adoption of Envision Wheat Ridge, the City did contemplate a commuter rail station in this area. The rezoning is in furtherance of anticipated development within the TOD area that could not be accomplished under the current zoning. Staff concludes that this criterion has been met. 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 April 3, 2024. This meeting was advertised and conducted as a virtual meeting on Zoom. Nineteen members of the public attended the virtual meeting in addition to the applicant and staff (Exhibit 6, Neighborhood Meeting Summary). Planning Commission 7 Case No. WZ-24-06 / Confluent Rezone As of the date of distribution of this staff report, the City has not received comments 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. Wheat Ridge Economic Development: No comments. Arvada Fire: No comments. Xcel Energy: No objections to rezone. Any future development would be referred to the district for review and approval. Century Link: No objections. Comcast Cable: No comments. Valley Water District: No objections to rezone. Any future development would be referred to the district for review and approval. Fruitdale Sanitation District: No objections to rezone. Any future development would be referred to the district for review and approval. VII. 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 adopted plans, policies, and goals of the city. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-24-06. VIII. SUGGESTED MOTIONS Option A: “I move to recommend APPROVAL of Case No. WZ-24-06, a request for approval of a zone change from Industrial-Employment (I-E) to Mixed Use-Commercial TOD (MU-C TOD) for property located at 11910 W. 52nd 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. Planning Commission 8 Case No. WZ-24-06 / Confluent Rezone 3. The proposed zone change is consistent with the goals and objectives of the City’s adopted plans and policies. 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The zone change will further enable the goals for the TOD area to be met. 6. The criteria used to evaluate a zone change supports the request.” Option B: “I move to recommend DENIAL of Case No. WZ-24-06, a request for approval of a zone change from Industrial-Employment (I-E) to Mixed Use-Commercial TOD (MU-C TOD) for property located at 11910 W. 52nd Avenue, for the following reasons: 1. …” Planning Commission 9 Case No. WZ-24-06 / Confluent Rezone EXHIBIT 1: AERIAL Planning Commission 10 Case No. WZ-24-06 / Confluent Rezone EXHIBIT 2: ZONING Planning Commission 11 Case No. WZ-24-06 / Confluent Rezone EXHIBIT 3: APPLICANT LETTER Planning Commission 12 Case No. WZ-24-06 / Confluent Rezone Planning Commission 13 Case No. WZ-24-06 / Confluent Rezone Planning Commission 14 Case No. WZ-24-06 / Confluent Rezone Planning Commission 15 Case No. WZ-24-06 / Confluent Rezone The following is an excerpt from the Structure Map within the Comprehensive Plan. EXHIBIT 4: COMPREHENSIVE PLAN Subject Property Planning Commission 16 Case No. WZ-24-06 / Confluent Rezone The image above is an excerpt from the Northwest Subarea Plan showing the subject site designation of mixed- use TOD. EXHIBIT 5: NORTHWEST SUBAREA PLAN Subject Property Planning Commission 17 Case No. WZ-24-06 / Confluent Rezone NEIGHBORHOOD MEETING NOTES Meeting Date: April 3, 2024 Attending Staff: Alayna Olivas-Loera, Planner II Scott Cutler, Senior Planner Location of Meeting: Virtual Property Address: 11910 W. 52nd Ave. Property Owner(s): Ward Road Storage LLC Property Owner(s) Present? No Applicant: Greg Meeter, Confluent Development Applicant Present? Yes Existing Zoning: Industrial-Employment (I-E) Existing Comp. Plan: Mixed-Use Employment TOD Existing Site Conditions: The property is located on the north side of W. 52nd Avenue, between Ward Road and Taft Court. The property is currently zoned Industrial-Employment (I-E). Properties to the west and south are also zoned I-E and Mixed Use-Neighborhood to the east. The properties located immediately across W. 52nd Avenue to the north are within the bounds of unincorporated Jefferson County. According to the Jefferson County Assessor, the site is approximately 99,665 square feet (2.288 acres). The property is currently unimproved and is being used as a boat/RV storage facility. Applicant/Owner Preliminary Proposal: The applicant is proposing to rezone the property to Mixed Use-Commercial TOD (MU-C TOD) in order to allow for a mixed-use development including more housing options and neighborhood scale and serving retail uses. The following is a summary of the neighborhood meeting: • In addition to the applicant team and staff, 19 members of the public attended the neighborhood meeting. The participant list is below, which serves as the virtual sign-in sheet. EXHIBIT 6: NEIGHBORHOOD MEETING SUMMARY Planning Commission 18 Case No. WZ-24-06 / Confluent Rezone • 9 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. The following items were discussed: • Lives directly across the street and have lived through many years of redevelopment and construction. How long is the construction process from start to finish? After the rezoning, the applicant would need to go through the City’s site plan process. Once the City has the site plan application, that review period is approximately 6-9 months. From start to finish could be 2-3 years overall, including construction, but construction is only a small part. • Concerns about safety and respect to adjacent property owners during and after construction. • Board member of Hance Station townhomes across street spoke in favor of the rezoning, in an individual capacity (not representing the Board’s opinion). Feels RV storage next to rail station is not a good use of land and wants to see development including potential retail. Is willing to speak in support of the application at future public hearings. Hopes that additional residents will get additional transit frequency at RTD. • What is the developer’s criteria for the site? Applicant is evaluating the site. Lots of evaluation goes into analyzing sites, including looking at the market, existing infrastructure, topography, needs for potential residents and businesses. It’s still very early in the process and so there is still a lot of process to go through. The applicant is considering a residential project and ideally a retail component (i.e. a coffee shop). They are excited about the City’s goals for the station area including the investment in infrastructure and open space. The City just did a lot of neighborhood engagement with the Let’s Talk program including the desire for community spaces. • If the property is rezoned to the TOD zoning, what is the height limit? Staff discussed • Question about expansion of the RTD lot on the vacant portion? Need to reach out to RTD to explore options for the vacant portion. RTD unlikely to want to expand in the vacant area at this time. • Is the property owned by the developer or still being considered? Applicant is under contract. • Importance of retail space such as coffee shop in the space; please consider. Parking needs to be considered; pointed to Parallel as a good example of having a parking garage that supplies parking to residents. Some concerns about height limit. Staff spoke about the site plan requirements where parking and height is reviewed. • Mixed use zoning is a broad label. Why does zoning come before the end use/user is known? Zoning needs to be in place prior to a site plan can be reviewed and approved for a new development. • How can/will parking be accommodated? What are the requirements? The City has parking requirements for residential (a minimum 1 space per unit) and for commercial. For many mixed-use projects, structured or tuck-under parking is utilized. • Any additional impacts to 52nd Ave? No additional widening proposed at this time since the City just completed a substantial improvement project. • Can the project be 100% residential? Neighborhood wants to have commercial. Yes, but it is not the current intent to do 100% residential. The City’s goals include some commercial on this site. Staff discussed when this is determined and also described the City’s Project and Properties map. Planning Commission 19 Case No. WZ-24-06 / Confluent Rezone • Is a traffic study required? Yes, at time of site plan. • Concerns about impacts of traffic and taking a comprehensive approach. • Concerns about when and what public input can be on. Staff explained the public input process and additional opportunities for public input. • Why can’t the developer tell what they want to do before going through the zoning process? City has seen it both ways. It’s not required for the developer to have an exact plan in place before pursuing a rezoning. Sometimes they do, but it’s not required. • Residents may be fearful of the unknown. People want commercial, but the rezoning may be a “blank check.” What else could Confluent do with the property if given the rezoning? The pro forma would need some density to pencil. What other sorts of projects have Confluent done more recently? Has it been weighted heavily on residential vs. commercial? Understands Confluent doesn’t want to promise something and not deliver. Applicant can’t say exactly what they are planning at this time; it’s still too early in the process. Trying to study what has worked and not worked in this submarket. Trying to listen to community members about what is missing in this area including neighborhood services, and actively exploring what that may look like. Has done a number of mixed-use projects in Denver area as well as residential. Consistent theme of projects is listening early and often and providing something that would be embraced by the community including making investments locally. Everyone is welcome to look at the website with a list of projects and they have a diverse portfolio. Have also done projects in Wheat Ridge recently: Kipling Ridge shopping center (Sprouts) and Morningstar at 38th/Kipling. The Exchange at Boulevard One is a commercial mixed use redevelopment in Lowry that has a mix of office and retail uses. • Is the contract contingent upon approval of rezoning? Yes, the contract assumes development will occur. Participant List: Planning Commission 20 Case No. WZ-24-06 / Confluent Rezone View of the subject property looking south from W. 52nd Avenue (Source: Google Maps 2019) EXHIBIT 7: SITE PHOTOS View of the subject property looking west from W. 52nd Avenue and Taft Court (Source: Google Maps 2019) Planning Commission 21 Case No. WZ-24-06 / Confluent Rezone View of the established neighborhood looking north from W. 52nd Avenue and Taft Court (Source: Google Maps 2019)