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HomeMy WebLinkAbout12-18-25City of Wheat Ridge Planning Commission Meeting of Minutes December 18, 2025 CALL THE MEETING TO ORDER The meeting was called to order by Vice Chair DISNEY 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: Kristine Disney Daniel Graeve Krista Holub Michael Moore Syrma Quinones Anna Sparks Jana Easley, Planning Manager Tammy Odean, Recording Secretary PLEDGE OF ALLEGIANCE The Pledge of Allegiance was recited by all present. APPROVAL OF AGENDA The agenda was approved as published with no changes. APPROVAL OF MINUTES October 16, 2025 It was moved by Commissioner QUINONES and seconded by Commissioner MOORE to approve the minutes of October 16, 2025, as written. Motion carried 5-0-1 with Commissioner SPARKS abstaining. PUBLIC FORUM No one wished to speak at this time. PUBLIC HEARING 1. WZ-25-01 An application filed by Applewood RV Resort LLC for approval of a Specific Development Plan (SDP) to redevelop Lot 1 of the site for 28 RV parking spaces on a property zoned Planned Commercial Development (PCD) and located at 11600 West 44th Avenue. Ms. Easley gave a short presentation regarding the Specific Development Plan and the application on behalf of Stephanie Stevens, the case manager. She entered into the record the case file, zoning ordinance, comprehensive plan, and the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. David Theisen, LJA Engineering, Applicant 4700 S Syracuse, Ste. 500, Denver Mr. Theisen thanked staff for their presentation and gave a brief presentation emphasizing that the project creates a loop system for low -speed traffic movements and includes fire code -compliant lanes and reinforced pavement sections for emergency vehicles. The design incorporates neighborhood compatibility features including landscape buffers, fencing, and lighting controls, adding that only the northern part of the property will be redeveloped and there will be no changes to the southern end. He also explained that the project is not growth for growth's sake, but necessary modernization to accommodate today's larger RVs and guest demands. The expansion will improve circulation patterns, emergency access, and utility connections. The project is expected to reduce daily traffic by approximately 593 trips compared to the existing commercial use. Public Comment Vice Chair DISNEY opened the public comment. Dave Nosier 11691 W 45th Place Mr. Nosier, a resident from the townhome section across from the site, spoke about traffic concerns on 44th Avenue. He noted that the area already experiences significant traffic challenges, particularly at the intersection of 44th and Tabor Street. He expressed concerns about the single ingress/egress point for the RV park and the existing double yellow line on 44th Avenue that prevents legal left turns. Vice Chair DISNEY closed the public comment. In response to public comments, Mr. Tyson clarified that traffic counts were based on standard calculations for commercial retail space, and the projected reduction is based on replacing commercial use with lower -traffic -generating RV spaces. Commissioner SPARKS asked about fire department access requirements. Ms. Easley confirmed the Arvada Fire Protection District had reviewed the plan and issued a "can serve" status subject to continued coordination. Mr. Theisen added that he had met with the fire department twice during the conceptual phase and they had no objections to the proposed access. Commissioner HOLUB inquired about how the traffic study accounted for different classes of RVs. Mr. Theisen explained that RVs were not broken out separately in the traffic analysis, as they typically arrive as one unit. Commissioner GRAEVE asked about the maximum length of stay at the park. Ms. Easley confirmed it is 30 days with the possibility of renewal in certain circumstances. Commissioner GRAEVE also expressed concerns about the existing pattern of drivers making illegal left turns across the double yellow line on 44th Avenue. Ms. Easley noted that the city's Public Works department is currently examining improvements to the intersection of 44th and Tabor as part of a broader effort guided by the 44th Avenue Subarea Plan and other planning documents. It was moved by Commissioner QUINONES and seconded by Commissioner SPARKS to APPROVE Case No. WZ-25-01, a request for approval of a Specific Development Plan to redevelop Lot 1 of the site for 28 RV parking spaces on property zoned Planned Commercial Development and located at 11600 West 44th Avenue, for the following reasons: 1. The specific development plan is consistent with the purpose of a planned development, as stated in Section 26-301 of the Code of Laws. 2. The specific development plan is consistent with the intent and purpose of the outline development plan. 3. The proposed uses are consistent with those approved by the outline development plan. 4. All responding agencies have indicated they can serve the property with improvements installed at the developer's expense. 5. The specific development plan is in substantial compliance with the applicable standards set forth in the outline development plan and with the City's adopted design manuals. With the following conditions: 1. Building permit submittals shall be consistent with the SDP. 2. Right-of-way dedication and easements by separate document shall be recorded prior to recording of the SDP. 3. Public improvements including the undergrounding of overhead utility lines and installation of street lighting shall be required as a condition of building permit approval. Multiple commissioners acknowledged the residents'traffic concerns while noting that this particular project would likely improve rather than worsen traffic conditions. Several commissioners also commented on the water quality improvements and landscaping benefits of the redevelopment. Motion approved 6-0. OLD BUSINESS No old business was discussed. NEW BUSINESS 1. Upcoming Dates Ms. Easley congratulated Patrick Quinn and Susan Wood for their appointments to City Council. Ms. Easley noted that the next meeting would be January 15, 2026, but currently no cases were scheduled. 2. Project and Development Updates Ms. Easley mentioned that E5X has closed on the Lutheran Legacy Campus property, with pre -application meetings for the next plats and site plans coming soon. Ms. Easley said the city is applying for grants, including a transit -oriented communities infrastructure grant to help Foothills Regional Housing with public improvements at the Ridge Road site. Ms. Easley reminded the commissioners that the Projects and Properties map is updated weekly for current project information. 3. Commissioner Updates In response to a question for Commissioner HOLUB regarding Planning Commission openings, Ms. Easley confirmed that the Clerk's Office will be recruiting for Planning Commission replacements, with appointments expected in February and the March meeting will include election of chair and vice chair. Commissioner HOLUB complimented the city on the restriping improvements on 29th and 26th Avenue west of Sheridan. Commissioner GRAEVE mentioned the progress on the continuous flow on Wadsworth, noting that construction materials have been removed and the project is taking shape. He also inquired about an old non-functioning clock at 38th and Harlan that some neighbors have commented on. Commissioner SPARKS noted that electrical service is being replaced in her neighborhood, resulting in fewer power fluctuations and improved lighting. ADJOURNMENT It was moved by Commissioner HOLUB and seconded by Commissioner GRAEVE to the meeting at 7:34 p.m. Motion approved 6-0. Kristine Disney, ice Chair TammyOdewaAcording Secretary