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HomeMy WebLinkAbout07-17-251. 2. 3. 4. 5. 6. PLANNING COMMISSION Minutes of Meeting July 17, 2025 CALL THE MEETING TO ORDER The meeting was called to order by Chair Quinn at 6:31 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 Daniel Graeve Krista Holub Michael Moore Patrick Quinn Syrma Quinones Susan Wood Jana Easley, Planning Manager Stephanie Stevens, Senior Planner Ella Stueve, Senior Neighborhood Planner Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by consensus to approve the order of the agenda. APPROVAL OF MINUTES — May 15, 2025 It was moved by Commissioner DISNEY and seconded by Commissioner MOORE to approve the minutes of May 15, 2025, as written. Motion carried 7-0. 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. PUBLIC HEARING Planning Commission Minutes July 17, 2025 -1 — A. Case No. WZ-23-09: an application filed by Bryan Bowen of Caddis Collaborative for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for a 39-unit cohousing community with a common house and shared amenities located at 11571 and 11581 W. 441" Avenue. Chair Quinn opened the public hearing. Ms. Stevens 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, the comprehensive plan, 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. Bryan Bowen, Applicant Boulder, Colorado Mr. Bowen gave a brief description about the vibrant neighborhood in a co - housing environment and how it helps combat the current housing shortage. He mentioned how it builds community prior to move in because the future residents come together to develop the community. Public Comment Josh Blum 2570 Bellaire St., Denver Mr. Blum mentioned he is a member of Blue Columbine and loves the village feel of the community and support that is all around and hopes this development will work out for the City of Wheat Ridge. Chair Quinn closed the public comment. Commissioner DISNEY asked if all the members of the community have been acquired. Mr. Bowen mentioned they like to have 80% of the units presold so they can get the construction loan and currently Blue Columbine is half or two-thirds of the way there. He added that once a location is found then more members tend to join. Commissioner DISNEY also inquired about the density of the property and thought 39 units seems like a lot. Planning Commission Minutes - 2 — July 17, 2025 Mr. Bowen mentioned they went to 39 units because they could afford to develop smaller units that would be more attainable. Commissioner HOLUB asked about the sustainable design at net zero for this application. Mr. Bowen clarified it varies from project to project, but they have been doing passive solar since 1995 and for this project we will be exceeding 24 IEC which is exceeding the baseline by quite a bit. He also mentioned that low -carbon construction methods will be used. In response to a question from Commissioner HOLUB, Mr. Bowen explained that the focus will be on 44th Avenue and how can we connect through that street frontage and get to know the neighborhood. He added that the common spaces are used for gathering not only for the residents, but also the surrounding neighborhood as a beacon of social connection. Commissioners GRAEVE and QUINONES asked if co -housing has a price point and if the financial calculations could be explained. Mr. Bowen said that construction and the land is inflexible. So, the members can get loans and the value of the homes float between the higher and lower values, so it is more cost effective for the members. Commissioner QUINONES also asked if there will be any restriction around owner -occupied properties. Mr. Bowen mentioned that investor property has not been a problem in the past and sometimes there have been boundaries placed on properties. Commissioner WOOD enjoyed learning about co -housing and thinks it is innovative and flexible and asked how the guest parking will be handled. Ms. Stevens clarified that guest parking will be looked at the same as a townhome development in the Mixed -Use Zone Districts where space is tight and we must balance other requirements like open space and drainage, so discretion is given to the Director of Community Development to add more parking or not. Commissioner QUINN asked about next steps for getting more members for Blue Columbine. Mr. Bowen mentioned that adding new members is tied to the zone change and specific development plan approvals by Planning Commission and City Planning Commission Minutes - 3 — July 17, 2025 Council. Momentum and credibility will build over time. He added that it would be nice to break ground summer of 2026. Chair Quinn closed the public hearing. It was moved by Commissioner MOORE and seconded by Commissioner GRAEVE to recommend APPROVAL of Case No. WZ-23-09, a request for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for a 39-unit cohousing community with a common house and shared amenities located at 11571 and 11581 West 44th Avenue, for the following reasons: 1. The proposed zone change will promote public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City's adopted plans. 3. The proposed zoning, density, and land use are consistent with the intent of a planned development, compatible with surrounding land use, and will result in a high -quality development. 4. The infrastructure in the area can support the development. 5. The criteria used to evaluate a zone change support the request. Commissioner DISNEY spoke to some of the people in the audience from the surrounding neighborhood and mentioned they might have some anxiety about this development and empathized with their feelings because it is quite a difference from what is in the existing neighborhood. She explained that we live in a big city, and it is different than what it was 30 years ago and hopes the developer can make the buildings more casual and have them blend in a little bit more with the surrounding neighborhood. She mentioned she is in favor of the development. Commissioner HOLUB agreed with Commissioner DISNEY and hopes the community and the developer will look at the sustainability goals of the city and is also in favor of the project. Commissioner GRAEVE appreciated the comments of his fellow commissioners and looks forward to supporting this project and it is hard to see the agricultural land disappear, but it has been an educational experience learning about co -housing and thinks there is a benefit in terms of the social connection and thinks this design can alleviate over -crowding and is very forward looking. He added he appreciated the developers' experience with staff and will be voting in favor. Planning Commission Minutes - 4 - July 17, 2025 Commissioner WOOD echoed the comment from the other commissioners and believes this project is greatly needed and supports it because of the housing shortage. She also agrees that the developer needs to be sensitive to the surrounding neighborhood and will be voting in favor. Commissioner QUINN also echoed the comments of Commissioner DISNEY and mentioned it is hard to see agricultural land go away, but things are changing, and they should take the surrounding neighbors' thoughts in mind and will be voting in favor. Motion carried 7-0. 7. OLD BUSINESS 8. NEW BUSINESS A. City Plan Discussion Ms. Stueve gave a brief presentation to provide the Commissioners with an update on the City Plan process and review the public draft of the plan. She started with the project overview and implementing the City Plan. Commissioner GRAEVE mentioned he felt there is a sense of broad language with the Plan and can take situations and plug them into the Plan and get a result. He added the Plan has a lot of specificity and is geared towards the decision -making process and can be a practical tool, but still not make all the community happy. Ms. Stueve said staff is trying to meet peaceful co -existence by looking at the intent of the plan and give the right tools to use. Commissioner WOOD thinks the Plan includes a great deal of specificity, but like how it starts with the core values and principals and builds from it which will serve as a foundation to fall back on. She added it measures compatibility. Commissioner HOLUB liked the visual of seeing the whole city in the place type map. Commissioner QUINN thanks staff for all the hard work on the City Plan and asked how we give the community a good voice to be heard. Planning Commission Minutes - 5 — July 17, 2025 Ms. Stueve explained this is how staff arrived at the peaceful co -existence concept. Next, Ms. Stueve talked about implementing the City Plan and Code Amendments. In response to a question for Commissioner Graeve about how explicit the Plan gets with recommendations, and will we see changes withing the next 3-5 years, Ms. Stueve mentioned that staff did not want a laundry list of items, but a road map and the groundwork starts in the first 3-5 years. Eric Ameigh, czb Mr. Ameigh said the city will be proactive and pursue options and explained that so much of the Plan hasn't happened yet and but the way the Plan is constructed will work over the next 15 years. Ms. Stueve briefly explained the implementing of the City Plan. Commissioner WOOD asked how some of the "Staying Places" made it into the Plan, but not others such as Crown Hill. Ms. Stueve explained that Crown Hill is a part of Jefferson County, but staff focused on the connections to and through Crown Hill. She mentioned, also, that "Gathering Locations" are places staff wants to build the mobility network out of. Commissioner GRAEVE appreciates the multi -modal bike/ped routes but noticed a lack of north/south routes. In response to a question from Commissioner GRAEVE, Ms. Easly mentioned that fire, water and sanitation districts aren't mentioned in the Plan because we are not a full -service City. She added that the city has been working with Jefferson County on fire mitigation. Ms. Stueve mentioned that the next steps will be a discussion with City Council on July 21 then Public Hearings for Planning Commission and City Council in August and September to adopt the City Plan and then the implementation of the Plan. B. Upcoming Dates Ms. Easley said the next Planning Commission will be on August 21 and maybe a meeting or two in September. Planning Commission Minutes - 6 — July 17, 2025 C. Project and Development Updates Ms. Easley mentioned that Bonfire Burrito and Home 2 will be starting construction soon, as well as 3915 Upham townhomes and 7 Brew. D. Commissioner Updates Commissioner MOORE is happy to see the park outside City Hall is updated and finished. Commissioner DISNEY acknowledged the staff and how competent they are in dealing with some of the community who was against the rezoning of the Lutheran legacy. Commissioner QUINN commended all who helped with Ridgefest and mentioned it was a great time. 10. ADJOURNMENT It was moved,by' Commissioner DISNEY and seconded by Commissioner QUINONES djourn the meeting at 8:45 p.m. Motion carried 7-0. Patrick Quinn, Chair Planning Commission Minutes July 17, 2025 Tammy ean, Recording Secretary -7-